My son-in-law is in the process of securing a new build apartment in Blaenau Gwent with a mortgage from Santander. His conveyancer 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Does a directory service exist listing Principality panel solicitors in Blaenau Gwent on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings viewable on the web. Where you are in need of a Blaenau Gwent property lawyer on the Principality please use our facility.

We are getting the release of further monies on our mortgage from Virgin Money as we want to carry out renovations to our home in Blaenau Gwent. Are we obliged to select a nearby Blaenau Gwent solicitor on the Virgin Money conveyancing panel to deal with the paperwork?

Virgin Money don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.

We were going to get a OIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Blaenau Gwent solicitors on the UBS conveyancing panel, or is it better to go independently?

You will need to appoint Blaenau Gwent solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Blaenau Gwent is where the house is located. Can you offer any guidance?

Flying freeholds in Blaenau Gwent are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blaenau Gwent you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blaenau Gwent 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.

I was recommended by numerous property agents in Blaenau Gwent to choose a solicitor using your seach tool. What’s the financial upside for Estate Agents to recommend your services over and above a competitor’s?

We don’t offer any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

When it comes to leasehold conveyancing in Blaenau Gwent what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Blaenau Gwent. Most leases are drafted differently and drafting errors can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain elements of the property

You could have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Norwich and Peterborough Building Society, and Barclays Direct all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

Blaenau Gwent Conveyancing for Leasehold Flats - A selection of Queries before buying

Best to be warned if changing the roof or some other significant cost is due shortly to be shared between the leasehold owners and will materially impact the level of the maintenance costs or result in a specific payment. Who takes responsibility for maintaining and repairing the block?