My grandson is about to exchange on a house that has just been built in County Durham with a home loan from . His lawyer has advised him of a delay in completing 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 engaged in the transaction. 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 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 conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

We have agreed to purchase a house in County Durham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

As you are obtaining a mortgage with your lawyer must check the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for . The CML Handbook sets out minimum provisions for solar panel roof-space leases, and are required to report to where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to County Durham.

We expect to receive a DIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any County Durham solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint County Durham solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I am selling my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being difficult. The County Durham solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The deeds to our home can not be found. The lawyers who did the conveyancing in County Durham 10 years ago are no longer around. What do I do?

You no longer need to have the physical deeds to evidence that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.

How does conveyancing in County Durham differ for newly converted properties?

Most buyers of new build premises in County Durham contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in County Durham typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in County Durham or who has acted in the same development.

We are considering appointing a web based rather than a County Durham conveyancing practice. Any advice?

There are advantages of being able to pop in to a local County Durham conveyancing solicitor for example

• signing papers on short notice
• getting face-to-face explanations of issues that you need help with
• the ability to raise concerns if matters need to addressed

When analysing fees, look out for hidden extras. The majority decent County Durham high street solicitors give an all-inclusive figure. Many online companies seem to offer cheap prices, but have burried 'extras' in the fine print.