Our son is purchasing a new build apartment in West Ruislip with a mortgage from Santander. 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 Santander conveyancing panel as a standard part of the process, and to the surveyor when requested. 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.

I'm buying a new build house in West Ruislip with a mortgage from TSB. The developers would not reduce the price so I negotiated £7000 of extras instead. The estate agent told me not to tell my solicitor about the deal as it will jeopardize my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I was advised by a few property agents in West Ruislip to select a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to recommend your lawyers rather than a competitor’s?

We refuse to make any financial incentive for directing people in our direction. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I need to find a conveyancing solicitor for remortgage conveyancing in West Ruislip. I've stumble across a site which seems to have the ideal answer If there is a chance to get all the legals completed via phone that would be preferable. Do I need to 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?

I am intending to sublet my leasehold flat in West Ruislip. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in West Ruislip do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I inherited a 2 bed flat in West Ruislip, conveyancing formalities finalised in 2007. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in West Ruislip with an extended lease are worth £201,000. The ground rent is £45 yearly. The lease ends on 21st October 2088

With 64 years left to run we estimate the premium for your lease extension to range between £15,200 and £17,600 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.