Our grandson is purchasing a house that has just been built in Sands End with a mortgage from Santander. His conveyancer has said that there is a delay in completing 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 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 are planning to acquire a house and need a conveyancing solicitor in Sands End who is on the Nottingham approved panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Sands End.

We hope to to purchase with Darlington Building Society. I popped in a few high street companies but am struggling to find a Sands End conveyancing firm on the Darlington Building Society panel. Can you assist?

You should take advantage of the find a lender approved solicitor tool on this web page. Pick the mortgage company and type Sands End or your location and you will discover numerous conveyancers based in Sands End or nearest you.

We are buying a apartment in Sands End. I might seem paranoid but how we can trust a lawyer? At some point we will need to put our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have been advised by my solicitor that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Sands End conveyancing?

The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Barclays and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

I'm the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Sands End. The Sands End property was put into my name in October. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in October. Will no one buy the property for half a year?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view mortgage companies take of it, depend on the lender as this obligation primarily exists to identify the purchase and immediately sell or the flipping of property.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Sands End. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Sands End

Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?