I am obtaining a offer of a home loan from Nat West. My intention is to use a Licensed Conveyancer in Yaxley. Does the Nat West Solicitor panel include Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Yaxley is the location of the property. What do you suggest?

Flying freeholds in Yaxley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yaxley you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Yaxley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Am I right to be suspicious that brokers that I am dealing with are suggesting an internet conveyancing firm rather than a High Street Yaxley conveyancing firm?

As with many service providers, often recommendations from connections can be most helpful. But there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to retain. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the right to select your own lawyer. However, bear in mind that some mortgage providers specify a panel list of law firms you must use for the lender aspect of your transaction.

I have just started marketing my 2 bed flat in Yaxley. Conveyancing has not commenced, but I have just received a quarterly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual because all rents and service payments will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless 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. This will smooth the conveyancing process.

Leasehold Conveyancing in Yaxley - Sample of Questions you should ask before buying

How is the lease structured? Plenty Yaxley leasehold properties will have a service charge for the upkeep of the block invoiced on behalf of the management company. If you acquire the flat you will have to pay this liability, normally periodically throughout the year. This could differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all likelihood there will be a rentcharge for you to pay annual, normally this is not a large amount, say around £25-£75 but you need to enquire as on occasion it can be many hundreds of pounds. What prohibitions are there in the Yaxley Lease?

I have finally had an offer on an apartment in Yaxley agreed to, but there is a chain. The vendors have put an offer on a flat, but it’s not yet agreed to, and has viewings of other flats booked. I have chosen a local conveyancing lawyer in Yaxley. What do I do now? At what stage should I apply for the mortgage with Santander?

It is usual to have anxieties where there is a chain given your reluctance to incur expenses prematurely (mortgage application is approx £1k, then survey, Yaxley conveyancing search costs, etc). First, you must ensure that your property lawyer is on the Santander approved list. Regarding the next phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. During a hot market the majority of purchasers will apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.