My nephew is about to exchange on a newly built flat in Harlech with a home loan from Yorkshire BS. His conveyancer has advised him of a delay in receiving 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 Yorkshire BS 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 Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Due to the guidance of my in-laws I had a survey completed on a house in Harlech before retaining lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks tend not give a loan on such a property.

It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Harlech. Conveyancing will be smoother if you use a solicitor in Harlech especially if they are familiar with such properties in Harlech.

I need to retain a conveyancing solicitor for sale conveyancing in Harlech. I've discover a site which appears to be the ideal solution If it is possible to get all this stuff done via email that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Planning to exchange soon on a ground floor flat in Harlech. Conveyancing solicitors have said that they will have a report out to me tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Harlech should include some of the following:

The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Ground rent - what is due and what the invoice dates are, and also know whether this is subject to change Are pets allowed in the flat? You must be told what counts as a Nuisance in the lease What options are available to the landlord where you breach a clause of your lease?

Harlech Leasehold Conveyancing - A selection of Queries before buying

Most Harlech leasehold apartments will be liable to pay a service bill for the upkeep of the block invoiced by the management company. Should you acquire the flat you will have to meet this contribution, usually quarterly throughout the year. This could be anything from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge for you to pay annual, normally this is not a exorbitant amount, say approximately £25-£75 but you need to check as occasionally it could be surprisingly expensive. How many years remain on the lease?

My husband and I have had DIP from HSBC Bank who said we could borrow up to £350k. At what point do I need to instruct a practitioner for conveyancing? Harlech is where we plan to move to.

It would be wise to instruct a conveyancer now so that the conveyancing practitioner can open the file so they can conduct the ID checks etc. As and when you wish them to commence work you will be asked for a deposit usually about £200. That should normally be after you have the mortgage offer and valuation back, however if you wish to expedite matters you can start the ball rolling sooner albeit risking some money.