Our grandson is purchasing a newly built flat in Conisbrough with a mortgage from Aldermore. His lawyer has advised him of a delay in receiving 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 involved 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 valuer 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 Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We see that you have a post code search directory identifying firms on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Conisbrough?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Conisbrough.
My wife and I are purchasing a apartment in Conisbrough. It might be a silly question but how we can trust a solicitor? On completion day we have to put our life savings into their account. What protection do we have from them run away with our deposit?
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.
My offer was accepted on an apartment in Conisbrough on 24/4/2026, valuation was booked five days after, received a clean bill of health. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Conisbrough solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Conisbrough surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to my house can not be found. The solicitors who did the conveyancing in Conisbrough 4 years ago no longer exist. Will I be able to sell the house?
As long as you have a registered title the information relating to your proprietorship will be retained by HMLR under a Title Number. It is easy to execute a search at the Land Registry, identify your property and order current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
I have been sourcing a conveyancing practitioner in Conisbrough for my sale. Can I review a firm’s record with the legal regulator?
You can see published Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training purposes.
There are a lot of houses in Conisbrough on unadopted lanes. I am buying one such property. Are there any advantages to buying a property on a private road?
Conisbrough conveyancing solicitors will be used to dealing propertieson unadopted roads. The solicitor should investigate Land Registry data to identify any rights or liabilities. It is possible that there is a management company (wholly owned by residents) that residents make annual payments to maintain the road. If there is one, the road will likely be maintained and look nicer than publicly adopted.