Our son is buying a new build apartment in Ilkeston with a home loan from Santander. His lawyer has advised him of a delay in receiving 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 Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

We wanted to use a conveyancing solicitor in Ilkeston for our home move. Our financial adviser informed us that our mortgage company Aldermore won't deal with them. Surely this is unduly restrictive?

A mortgage company will require a panel conveyancer act for it. Borrowers are expected to meet the charges for this. Try using our directory service to find a solicitor to conduct conveyancing in Ilkeston on the Aldermore conveyancing panel.

I'm in the process of looking at apartments in Ilkeston and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Bank of Ireland.

It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.

I was told four weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Ilkeston is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

Yorkshire BS have agreed my home loan in principle, my bid on a flat in Ilkeston has been accepted, what happens next?

The property agent will wish to be informed of your property lawyer's details (be sure the solicitors are on the lender’s panel). Telephone Yorkshire BS or the financial adviser and finalise any relevant documentation. Yorkshire BS will sellect a valuer who will get in touch with the selling agent or vendor to book a time for the valuation to happen. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Yorkshire BS will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ilkeston.

My husband and I are new on the property ladder - had an offer accepted, but the selling agent advised that the seller will only issue a contract if we appoint the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Ilkeston

We suspect that the seller is not behind this demand. If they desire ‘a quick sale', alienating a serious buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your preferred Ilkeston conveyancing lawyers - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing figures demanded by senior management.

I am looking at a couple of maisonettes in Ilkeston both have about fifty years unexpired on the lease term. should I be concerned?

A lease is a right to use the property for a prescribed time frame. As the lease shortens the value of the lease reduces and it becomes more costly to acquire a lease extension. This is why it is generally wise to increase the term of the lease. It is often difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this field.

I invested in buying a 2 bed flat in Ilkeston, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Ilkeston with over 90 years remaining are worth £176,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2105

With only 80 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.