I am purchasing a property for cash in Brading. I have resided for the previous 20 years in Brading. Conveyancing searches are expensive. As I know the area and road intimately must I have all the conveyancing searches?

In the absence of a mortgage, then all but one or two of the Brading conveyancing searches are non-obligatory. Your lawyer will 'advise', perhaps strongly, that you should have searches carried out, but she has a professional duty to take that path of guidance. Do consider; if you are going to dispose of the house in the future, it may be of interest to your future buyer what the searches reveal. There are plenty of instances where properties with no practical issues can still throw up unfavourable search results. A competent conveyancing solicitor in Brading will be able to give you some sensible advice here.

Is there a reason why leasehold purchase conveyancing in Brading is more expensive?

The conveyancing charges for a leasehold premises in Brading is inevitably more expensive when contrasted to a freehold property. This is due to the additional work necessary in corresponding with the freeholder and management company to collate the evidence about whether the rent and maintenance charges have been discharged and whether there are any major works due in the near future on repairs or maintenance of the block.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Brading?

Two types of professional can carry out conveyancing in Brading namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or acquisition of property. Both are obliged to perform Brading conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that all requirements and steps should be accurately adhered to.

When it comes to mortgage companies such as Nationwide, do Brading conveyancers face a yearly amount to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

The mortgage over my property is with Skipton for my property in Brading. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?

You must advise Skipton in advance of renting your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.

I am buying a new build house in Brading benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my solicitor about the side-deal as it would impact my loan with the bank. 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 Brading prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies may not grant a mortgage on a flying freehold property.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Brading. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brading to see if the conveyancing will be more expensive.