Our son is buying a new build apartment in North Hykeham with a mortgage from Aldermore. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore conveyancing panel as a standard part of the process, and to the surveyor 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 Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

What is the difference between a licensed conveyancer and conveyancing solicitor in North Hykeham

There are many registered licenced Conveyancers in North Hykeham and Solicitor firms in North Hykeham offering conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Last month we had a mortgage agreed in principle with Bank of Ireland. North Hykeham conveyancing lawyers are chosen. How long does it take for Bank of Ireland to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Bank of Ireland done the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Planning on purchasing a house in North Hykeham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender 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 North Hykeham property lawyer is on the Barclays conveyancing panel.

Will commercial conveyancing searches disclose impending roadworks that could affect a commercial premises in North Hykeham?

Many commercial conveyancing solicitors in North Hykeham will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in North Hykeham. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in North Hykeham.

For every commercial conveyancing transaction in North Hykeham it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to North Hykeham commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in North Hykeham.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. North Hykeham is the location of the property. Is there any guidance you can impart?

Flying freeholds in North Hykeham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Hykeham you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Hykeham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Much to my surprise my solicitor in North Hykeham is asking me for identification documents stating that this forms part of his requirements as a solicitor on the mortgage company Solicitor panel. This is news to me - can I refuse?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in North Hykeham