My nephew is in the process of securing a new build apartment in Borrowash with a mortgage from Barclays. His solicitor has said that there is a delay in receiving 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 transaction. Therefore, it will be provided to your son’s lawyer who should be on the Barclays 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 Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

What is your number one tip for choosing a conveyancing solicitor in Borrowash

Do not opt for the lowest Borrowash conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Borrowash. Do I pick up the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Borrowash?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

My aunt advised me that in purchasing a property in Borrowash there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?

There are a number of properties in Borrowash which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Borrowash should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Do commercial conveyancing searches reveal planned roadworks that could affect a commercial land in Borrowash?

Many commercial conveyancing solicitors in Borrowash will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Borrowash. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Borrowash.

For every commercial conveyancing transaction in Borrowash it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Borrowash commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Borrowash.

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

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Borrowash. 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…’

I'm purchasing a new build house in Borrowash benefiting from help to buy. The sellers refused to budge the price so I negotiated 6k of additionals instead. The estate agent advised me not to tell my conveyancer about the extras as it may adversely affect my loan with Chelsea Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.