Our nephew is in the process of securing a newly built flat in Cardigan with a home loan from Skipton. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

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 Skipton 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 Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I own a freehold house in Cardigan but nevertheless pay rent, why is this and what is this?

It is rare for properties in Cardigan and has limited impact for conveyancing in Cardigan 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 generation of fresh rentcharges from 1977 onwards.

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

I purchased my apartment on 16 March and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Cardigan said it will be registered inside ten days. Are properties in Cardigan particularly slow to register?

There is nothing unique about conveyancing in Cardigan registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any interested parties. As of today in the region of three quarters of submission are completed in less than three weeks but some can be subject to protracted delays. Historically registration is effected once the new owner has moved in to the property so registration formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

Are there any apps to assist me to identify a Cardigan solicitor on the Nationwide Building Society conveyancing panel? I have wheels and am willing to travel upto 20miles to meet the lawyer.

You can use the facility on this page. Please pick a mortgage company and your location and you will see a number of Cardigan conveyancing lawyers based on proximity. We have listed some Cardigan conveyancing firms at the bottom of this page and you can call them to verify whether they are on the Nationwide Building Society panel

I am buying a maisonette and cash is in place. My conveyancer has been supplied with with two separate evidence of photo ID, bank statement, multiple utility bills. Now he wants a copy from a probate lawyer acknowledging that the funds are legitimate and that it has come from inheritance and not selling fake watches.

In today’s world you will not be able to complete any Cardigan conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering Regulations.