My son-in-law is buying a newly built flat in Mere with a mortgage from Nottingham. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Can you point me to a directory of Santander panel conveyancers in Mere on the Council of Mortgage Lender’s Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings open the public over the internet. Where you are in need of a Mere property lawyer on the Santander please use our facility.

I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being a right pain. The Mere solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Planning on purchasing a house in Mere. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Mere conveyancing practitioner is on the Barclays conveyancing panel.

Just had an offer accepted on a new build flat in Mere. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Mere

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants.

Due to the encouragement of my in-laws I had a survey completed on a house in Mere before instructing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some lenders tend refuse to grant a loan on a flying freehold property.

It varies from the lender to lender. Santander has different requirements for example to Halifax. If you call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Mere. Conveyancing may be slightly more expensive based on your lender's requirements.

I am a fortnight into a residential purchase having been recommend to solicitors by the local agent to handle our conveyancing in Mere. I am am extremely disappointed with the quality of service. Could you you assist me in finding new conveyancers?

A lawyer would have to be very bad to suggest replacing them. Has your mortgage offer been generated? In the event that it has you need to advise them of the new solicitor and get the loan are re-issued. Your new conveyancer should be on the banks approved list to avoid supplemental expenses and delays. That should be your starting point. The find a solicitor tool should assist you in finding a lender approved conveyancer for your home move in Mere