Our nephew is about to exchange on a house that has just been built in Brecon Beacons with a home loan from Bank of Ireland. 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 transaction. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Ireland 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 Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Brecon Beacons. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/7/2026, the requirements read as follows :
Please help - my lawyer says that restrictive coveneant insurance is required on my purchase. What is the level of cover for Brecon Beacons conveyancing?
The appropriate level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Virgin Money. Conveyancing practitioners as opposed to borrowers take out such policies.
My wife and I have arranged the release of further monies on our home loan from Clydesdale as we wish to conduct alterations to our home in Brecon Beacons. Are we obliged to select a high street Brecon Beacons solicitor on the Clydesdale conveyancing panel to handle the legals?
Clydesdale would not normally appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.
Santander have agreed my mortgage in principle, my offer on a apartment in Brecon Beacons has been agreed to, what are the next steps?
Your property agent will want to be informed of your property lawyer's details (be sure the property lawyers are on the bank’s panel). Contact Santander or the financial adviser and finalise any relevant forms. Santander will instruct a valuer who will get in contact with the selling agent or owners to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Santander will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brecon Beacons.
How does conveyancing in Brecon Beacons differ for new build properties?
Most buyers of new build or newly converted property in Brecon Beacons come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Brecon Beacons tend to acquire the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Brecon Beacons or who has acted in the same development.
Am I best advised to choose a Brecon Beacons conveyancing lawyer in close proximity to the house I am purchasing? An old friend can perform the conveyancing however his firm is located a couple of hundredmiles away.
The benefit of a local Brecon Beacons conveyancing practice is that you can visit the firm to execute documents, deliver your ID and pester them if necessary. They will also have local intelligence which is a benefit. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were happy that should surpass using an unfamiliar Brecon Beacons conveyancing lawyer just because they are Brecon Beacons based.
What can I do where I am unhappy with the solicitor who handled my conveyancing in Brecon Beacons?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes things do go wrong. Nevertheless there is recourse where you were not happy with your conveyancing in Brecon Beacons. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their governing body. If you remain unhappy you may consider enlisting the help of the Legal Ombudsman.