My grandson is buying a new build apartment in Shotley Bridge with a home loan from Aldermore. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

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 Aldermore 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 Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I can see plenty of here concerning conveyancing in Shotley Bridge but what is your top tip for selecting the right conveyancer in Shotley Bridge

We would encourage you not to go for the lowest Shotley Bridge conveyancing fees. You really do get what you’re paying 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 go into the conveyancing with your eyes wide open.

I am purchasing a end of terrace house in Shotley Bridge. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve checks to ascertain if these works are permitted?

Your solicitor should review the registered title as conveyancing in Shotley Bridge can sometimes reveal restrictions in the title documents which prohibit categories of changes or necessitated the consent of another owner. Many additions require local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Shotley Bridge bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Shotley Bridge conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

The conveyancer has to follow the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Should commercial conveyancing searches reveal impending roadworks that could affect a commercial property in Shotley Bridge?

Its becoming the norm that commercial conveyancing solicitors in Shotley Bridge will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Shotley Bridge. The search result 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 Shotley Bridge.

For each commercial conveyancing transaction in Shotley Bridge it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Shotley Bridge commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Shotley Bridge.

I used Stirling Law several years past for my conveyancing in Shotley Bridge. Now, I need my documents however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shotley Bridge of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Given that I will soon spend hundreds of thousands of pounds on a two bedroom apartment in Shotley Bridge I wish to have a conversation with the lawyer regarding thehome move before instructing the firm. Can this be arranged?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your conveyancing in Shotley Bridge.There is no ‘factory style conveyancing’ - each client is an important person, not a case number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Shotley Bridge should be the amount on the final invoice that you end up paying.