My son-in-law is buying a house that has just been built in Ogmore Vale with a mortgage from HSBC. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the HSBC 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I have been referred to a conveyancing solicitor in Ogmore Vale. I need to find out whether they are on the The Royal Bank of Scotland conveyancing panel. Can you assist?

You should e-mail the conveyancer and enquire if they can act for the lender. Otherwise please get in touch with The Royal Bank of Scotland who may be able to help.

I happen to be the only recipient of my late mum's will with all property in now in my sole name, including the my former home in Ogmore Vale. The Ogmore Vale property was put into my name in November. I want to move. I do know about the CML six month 'rule', meaning my property ownership may be considered the same way as though I had purchased the property in November. Do I have to wait half a year to sell?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view lenders take of it, depend on the bank as this requirement primarily exists to capture the purchase and immediately sell or the quick reselling of property.

We previously chose solicitors located in Ogmore Vale on the Yorkshire BS solicitor approved list. They have just billed me a separate sum for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. This fee is not set by Yorkshire BS but by your Ogmore Vale solicitor. Some firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.

Two weeks ago we had a mortgage agreed in principle with Nationwide. Ogmore Vale conveyancing practitioners have been instructed. How long does it take for Nationwide to forward the offer to the property lawyer?

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

Am I best advised to instruct a Ogmore Vale conveyancing lawyer based in the location that I am hoping to buy? We have a good friend who can handle the conveyancing but they are based 200miles drive away.

The primary upside of using a high street Ogmore Vale conveyancing practice is that you can pop in to execute documents, deliver your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and the majority were content that must outweigh using an unknown Ogmore Vale conveyancing lawyer solely due to them being local.

Is it necessary during the course of the conveyancing process to attend the offices of the bank conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Ogmore Vale as it will be easier to attend their offices when needed.

Most conveyancing panel lawyers for the mortgage company undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Ogmore Vale. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.