My god-son is buying a new build apartment in Petersham with a mortgage from Coventry BS. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Coventry 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

My wife and I purchasing a 3 bedroom semi in Petersham. The intention is to convert the garage to a playroom at the house.Will the conveyancing process include enquiries to ascertain if these works were previously refused?

Your conveyancer should review the registered title as conveyancing in Petersham will sometimes reveal restrictions in the title documents which prevent categories of alterations or need the permission of a 3rd party. Certain works call for local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

is it true that all Petersham solicitors on the Barclays conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.

I am selling my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Petersham solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Petersham?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Petersham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

In scouring the web for the term conveyancing in Petersham it reveals numerous solicitorsin the vicinity. With so much choice what is the best way to find the right property lawyer for purchase transaction?

The ideal method of finding the right conveyancer is through a personal testimonial, so ask colleagues and those you trust who have bought a property in Petersham or a local estate agent or mortgage broker. Charges for conveyancing in Petersham differ, so it's advisable to obtain at least three estimates from different companies. Be sure to secure confirmation that the costs are guaranteed not to rise.

At what stage do I incur stamp duty chargeable for my Petersham flat purchase?

The lawyer should fill out a Land Transaction Return Form on your behalf as part of your Petersham purchase transaction for you to sign. On completion your conveyancing practitioner will submit your STL application to the Inland Revenue and - as long as they have the funds - discharge any tax bill payable for you.