My nephew is in the process of securing a house that has just been built in Wednesbury 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 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 Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Are the Wednesbury conveyancing solicitors identified as being on the Coventry BS conveyancing panel, together with their details provided by Coventry BS?

Wednesbury conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.

What will a local search tell me about the property we're purchasing in Wednesbury?

Wednesbury conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search is essential in every Wednesbury conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Wednesbury is where the house is located. Can you offer any assistance?

Flying freeholds in Wednesbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wednesbury you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wednesbury 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 premises.

I am in need of some leasehold conveyancing in Wednesbury. Before I get started I require certainty as to the unexpired term of the lease.

If the lease is registered - and almost all are in Wednesbury - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a 1st floor flat in Wednesbury, conveyancing having been completed 7 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Wednesbury with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2097

With 72 years unexpired the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.