Our son is purchasing a house that has just been built in Ruxley with a home loan from . His conveyancer has said that there is a delay in receiving 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 purchase. Therefore, it will be provided to your son’s lawyer who should be on the conveyancing panel as a standard part of the process, and to the valuer when requested. 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 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 told that property searches are a common cause of delay in Ruxley conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Ruxley.

I'm purchasing a new build house in Ruxley with a mortgage from . The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my conveyancer about this deal as it may affect my mortgage with . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Am I better off to choose a Ruxley conveyancing solicitor who is local to the property I am purchasing? I have an old university friend who can execute the conveyancing but her office is approximately 350miles drive away.

The benefit of a local Ruxley conveyancing firm is that you can drop in to sign documents, deliver your identification documents and apply pressure on them if necessary. Having local Ruxley know how is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that should trump using an unknown Ruxley conveyancing solicitor just because they are local.

I have noted on various online forums that before choosing a conveyancing solicitors they need approved by your mortgage company. This is my first house move but I have an AIP with Virgin Money and I already have a high street conveyancing solicitor in Ruxley at the ready. Will Nat West Bank need an approved solicitor to be instructed? If so, where do I find that list for my conveyancing in Ruxley?

You should use a solicitor that is on the Nat West Bank panel. The simplest thing to do is call your preferred Ruxley conveyancing solicitor and ask if they are on the Nat West Bank panel. If they are not on the panel you have a number of options open to you here:

• Complete the purchase with your existing Ruxley but Nat West Bank will no doubt instruct a from their approved panel. The net result is additional charges and potential delay.
• Appoint a new to act in the purchase, making sure they are on the Nat West Bank conveyancing panel.
• Convince your to do everything within their powers to get accepted on the Nat West Bank conveyancing panel.