Our son-in-law is in the process of securing a new build apartment in Ystradgynlais with a home loan from Principality. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The document 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 Principality conveyancing panel as a standard part of the process, and to the surveyor 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 Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

My wife and I purchasing a 3 bedroom semi in Ystradgynlais. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include enquiries to determine if these works are allowed?

Your conveyancer will review the deeds as conveyancing in Ystradgynlais will sometimes identify restrictions in the title documents which restrict certain works or necessitated the consent of a 3rd party. Many additions call for local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

Is it correct that all Ystradgynlais CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved practices?

Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

I am selling my house. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being a right pain. The Ystradgynlais solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

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

I am close to exchanging contracts on the sale of our house in Ystradgynlais and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Ystradgynlais lawyer would know this is not the case. It does beg the question why the purchasers are using a web based conveyancing practice rather than a conveyancing solicitor in Ystradgynlais. Having lived in Ystradgynlais for many years we know of no issue. Do we contact our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

We are four weeks into a freehold purchase having been directed to a firm by the estate agent to execute conveyancing in Ystradgynlais. I am am starting to be disappointed with the quality of service. Could you help me find new solicitors?

A solicitor would have to be very bad in order to consider replacing them. Has your mortgage been issued? If so you need to advise them of the replacement solicitor and get the offer are re-sent. The conveyancer needs to be on the banks approved list to avoid supplemental fees and delays. So that should be your first question of the new solicitors. The find a solicitor tool will help you find a lender approved solicitor for your home move in Ystradgynlais

I have been recommended a conveyancing solicitor in Ystradgynlais. I need to find out if they are on the lender's approved list of lawyers. Could you advise?

You should phone the solicitor to check if they are on the bank's panel. Alternatively please get in touch with us and we can investigate and revert. Should the firm not be on the bank panel we we can help find a reputable conveyancing solicitor in Ystradgynlais on the panel for your mortgage company.