Our son-in-law is buying a new build apartment in Taverham with a mortgage from Co-operative. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document 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 Co-operative 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 Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

When it comes to mortgage companies such as Leeds Building Society, do Taverham solicitors incur a yearly amount to be on the list of approved solicitors?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I am currently in the process of buying my council flat in Taverham. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being a right pain. The Taverham solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Taverham?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Taverham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

We are 18 days into a residential purchase having been referred to conveyancers by the high street agent to do our conveyancing in Taverham. I am am very frustrated with the level of service. Could you you assist me in finding new solicitors?

They would need to be very bad in order to consider changing them. Has your loan offer been generated? In the event that it has you will need to advise them of the new conveyancer and have the offer are re-issued. Your solicitor ideally should be on the banks approved list to avoid added charges and frustration. So that should be your starting point. Our find a solicitor tool should help you find a lender approved lawyer for your home move in Taverham

There are a number of houses in Taverham on unadopted roads. We are acquiring one such property. Are there any benefits to buying a property on a private road?

Taverham conveyancing firms are used to dealing homeson private. The conveyancing practitioner will investigate Land Registry data to identify any rights or liabilities. In many cases there is a management company (wholly owned by residents) that owners pay into for the upkeep of the road. If there is one, the road should be maintained and look nicer than council owned.