Our nephew is about to exchange on a house that has just been built in Pencader with a home loan from Principality. 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 engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Principality 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 Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Last month we had a mortgage agreed in principle with Leeds Building Society. Pencader conveyancing lawyers were instructed. How long does it take for Leeds Building Society to forward the offer to the conveyancing practitioner?

There is no definitive answer here. Have Leeds Building Society conducted the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Intending to buy a apartment in Pencader. 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 Leeds Building Society 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 Pencader conveyancer is on the Leeds Building Society conveyancing panel.

Our sealed bid on a property in Pencader has been agreed to, the sellers do nevertheless have a connected purchase. The owners have offered on somewhere, but it’s not been accepted yet, and are looking at other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Pencader. What do I do now? When do I get the mortgage application with TSB started?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Pencader conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the TSB conveyancing panel. As to the next stages this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. In a hot market many home buyers will apply for the mortgage with TSB and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with searches.

About to purchase a new build apartment in Pencader. 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 legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pencader

Please supply a car parking plan. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Am I right to be concerned by third parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Pencader conveyancing company?

As with many service providers, often input from connections can be extremely useful or valuable. Yet there are numerous parties with a keen interest in a conveyancing deal; estate agents, financial adviser and lenders may put forward solicitors to select. On occasion the solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the endorsement. You have the right to select your preferred lawyer. Don't forget that the majority of lenders specify a panel list of solicitors you are obliged to use for the lender aspect of your home move.

I need to instruct a conveyancing solicitor for some conveyancing in Pencader. I've chance upon a web site which looks to be the perfect offering If there is a chance to get all this stuff completed 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?