My son-in-law is buying a newly built flat in Bramley with a home loan from UBS. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the UBS 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 UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Bramley?

There are many registered licenced Conveyancers in Bramley and Solicitor partnerships in Bramley who can assist with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Bramley conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

Intending to buy a flat in Bramley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bramley solicitor is on the Co-operative conveyancing panel.

About to purchase a new build apartment in Bramley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Bramley

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I'm converting the mortgage on my existing property to a BTL loan with National Westminster Bank and I will use the rest of the raised equity as a down payment on another house. The area we are talking about is Bramley. Will your solicitors be able to act for the two mortgage companies and tie in the conveyances?

Make use of our comparison tool on this page to ensure that the conveyancers are on the appropriate lender panels. Having checked that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and communicate your expectations and needs.

I need to instruct a conveyancing practitioner in Bramley for my house move. Can I review a firm’s record with the profession’s regulator?

You may search for documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training reasons.