Unfortunately I am unable to travel far from Badminton. Is there a reason why all Badminton conveyancers aren't included on all lender panels?

Even though it may seem unfair for lenders to restrict who can represent them, from the public’s or lawyer’s standpoint, the the contrary view is that lending institutions are increasingly anxious and consider it necessary to shield themselves against illegal activities. As a result of this concern lenders are limiting their conveyancing panel to a size that they are happy to control.

IfI were to purchase a straightforward propertyin Badminton mortgage fee and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Badminton?

The sole saving you would achieve is the Badminton conveyancing searches. The property lawyer is required to do the vast majority of work - money laundering, liaising with the vendors property lawyer, SDLT return, register the property etc. A marginal saving might be made by not needing to register a mortgage but it will not be meaningful.

I am buying my first flat in Badminton with a loan from Britannia. The builders would not move on the price so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my solicitor about the deal as it would impact my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey done on a property in Badminton prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some banks may refuse to give a mortgage on this type of property.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Badminton. Conveyancing will be smoother if you use a solicitor in Badminton especially if they are acquainted with such properties in Badminton.

Is there a distinction between surveying and conveyancing in Badminton?

Conveyancing - in Badminton or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you discover the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the vendor to remedy the defects before you complete your move.