Our grandson is purchasing a newly built flat in Aberbargoed with a mortgage from . His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

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

The Aberbargoed conveyancing solicitors that just started acting on my purchase in Aberbargoed have without warning shut down. I only went with them because I had to have a lawyer on the conveyancing panel and my family Aberbargoed lawyer was not. I paid them £170 on account. What are my options?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

Given that I am about to spend 450k on a two bedroom apartment in Aberbargoed I wish to talk to a solicitor about myhome move before instructing the firm. Is this something that you can arrange?

This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your conveyancing in Aberbargoed.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Aberbargoed should be the amount on the final invoice that you are charged.

I have just started marketing my garden flat in Aberbargoed. Conveyancing has not commenced, however I have just received a half-yearly service charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as usual given that all rents and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a split level flat in Aberbargoed, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Aberbargoed with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease expires on 21st October 50

With only 50 years left to run the likely cost is going to be between £36,100 and £41,800 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should 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 you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

I happen to be an executor of my recently deceased mum’s Will, with a house in Aberbargoed which is to be marketed. The bungalow has never been registered at HMLR and I'm advised that some estate agents will insist that it is in place before they'll move forward. What's the mechanism for this?

In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.