My grandson is purchasing a newly built flat in Cannock with a home loan from RBS. His solicitor 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 engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the RBS 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

My Conveyancer in Cannock has never been on on the Britannia Conveyancing Panel. Can I still retain my family solicitor even though they are excluded from the Britannia panel of approved conveyancing solicitors?

The limited options open to you here include:

1. Carry on with your preferred Cannock solicitors but Britannia will need to retain a conveyancer on their list of acceptable firms. This will result in additional total legal fees as well as result in delays.
2. Find an alternative lawyer to act in the conveyancing, not forgetting to check they are Convince your lawyer to do everything within their powers to join the Britannia conveyancing panel

I require expedited conveyancing in Cannock as I am under a deadline to complete within one month. Fortunately I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?

If.Given you are not obtaining a mortgage you have the choice not to do searches although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Cannock the following are instances of issues that can arise and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

The estate agent has sent us the confirmation of our purchase of a new build apartment in Cannock. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cannock

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

In my capacity as executor for the will of my uncle I am selling a property in Monmouth but reside in Cannock. My solicitor (who is 200 miles from meneeds me to execute a stat dec before completion. Could you suggest a conveyancing lawyer in Cannock to witness this legal document for me?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Cannock