My son is in the process of securing a house that has just been built in Ardwick with a mortgage from Coventry BS. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS conveyancing panel as a standard part of the process, and to the valuer 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

My husband and I have arranged a further advance on our mortgage from Santander as we want to carry out a loft conversion to our home in Ardwick. Do we need to select a bricks and mortar Ardwick solicitor on the Santander conveyancing panel to handle the paperwork?

Santander don't usually instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Ardwick solicitor on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

Completion of my purchase has taken place for my property in Ardwick. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I'm purchasing my first flat in Ardwick benefiting from help to buy. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not to tell my lawyer about the extras as it could affect my loan with Alliance & Leicester . Is this normal?.

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.

I am looking into buying my first house which is in Ardwick and I am already nervous. I couldn't find anything specific about Ardwick. Conveyancing will be needed in due course but do you know about the Ardwick area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Ardwick. In the meantime here are some basic statistics that we found

I am looking for a conveyancing practitioner in Ardwick for my purchase. Can I review a solicitor's record with the profession’s regulator?

Anyone can find published Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA may recorded call for training purposes.