My husband and I are acquiring a new build flat in Bracebridge Heath and my solicitor is telling me that she has to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to exchange contracts and I don't want to prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am the registered owner of a freehold residence in Bracebridge Heath but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Bracebridge Heath and has limited impact for conveyancing in Bracebridge Heath but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

When reading mumsnet.com for a cheap solicitor in Bracebridge Heath, many post that I must instruct a CQS accredited lawyer. What is CQS?

Bracebridge Heath Conveyancing Quality Scheme law firms have achieved accreditation under the Law Society's Scheme (CQS) The Law Society created CQS to promote high standards in the home moving process. CQS enables buyers and sellers to recognise practices that provide a quality residential conveyancing. Bracebridge Heath is one of the many areas in England and Wales in which accredited firms are based. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.

I'm purchasing a new build house in Bracebridge Heath with a loan from Britannia. The builders refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not to tell my lawyer about this side-deal as it may adversely affect my loan with Britannia. 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.

Am I better off to instruct a Bracebridge Heath conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can execute the legal work however her office is 200miles away.

The primary upside of using a high street Bracebridge Heath conveyancing firm is that you can drop in to sign paperwork, present your ID and pester them where appropriate. Having local Bracebridge Heath know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and the majority were content that must trump using an unknown Bracebridge Heath conveyancing solicitor just because they are round the corner.