Our grandson is in the process of securing a new build apartment in Wisbech with a mortgage from Bank of Ireland. 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 engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Ireland 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 Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

How up to date is your search tool for Wisbech conveyancing solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?

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

I am helping my aunt sell her house in Wisbech. Does the conveyancer arrange the energy assessment or it is for the seller to see to?

After the abolition of HIPs, energy assessments was kept a compulsory element of moving property. An energy assessment should be commissioned prior to the property being placed on the market. This is not something that lawyers normally arrange. If you are using a Wisbech conveyancing lawyer they may help arrange energy performance certificates given their relationships with reputable local energy assessors

Can I be sure that the Wisbech conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Wisbech seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your conveyancing.

I currently have a mortgage with Bank of Ireland for my property in Wisbech. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

Bank of Ireland must be informed of your intention prior to letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.

I'm buying a new build house in Wisbech with a mortgage from Birmingham Midshires. The builders would not budge the price so I negotiated 6k of extras instead. The estate agent suggested that I not inform my solicitor about this side-deal as it could affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a quick, chain free conveyancing. Wisbech is the location of the property. What do you suggest?

Flying freeholds in Wisbech are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wisbech you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wisbech may ascertain 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.