Completed the sale of my flat in Bubwith last January but our buyer keeps Skype messaging me to moan that her conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

Following your house sale your conveyancer is committed to forward the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Bubwith.

I am assisting my mother sell her property in Bubwith. Will the solicitor commission the energy performance certificate or should I organise this?

Following the demise of HIPs, energy assessments was maintained a mandatory element of moving property. An EPC needs to be commissioned before the property is placed on the market. It is not a task that conveyancers ordinarily organise. Where you are instructing a Bubwith conveyancing lawyer they may be willing to arrange energy assessments given their contacts with long established Bubwith assessors

My partner and I have arranged a further advance on our mortgage from Coventry BS as we intend to carry out improvements to our house in Bubwith. Do we need to choose a bricks and mortar Bubwith solicitor on the Coventry BS conveyancing panel to handle the legals?

Coventry BS do not ordinarily require a member of their conveyancing panel 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 Coventry BS conveyancing panel.

We expect to receive a OIP from Aldermore 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 Aldermore recommend any Bubwith solicitors on the Aldermore conveyancing panel, or is it better to go independently?

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

I'm buying my first flat in Bubwith with a loan from Santander. The sellers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my solicitor about this deal as it will affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 need to instruct a conveyancing solicitor for leasehold conveyancing in Bubwith. I've land on a site which seems to have the ideal solution If there is a chance to get all formalities completed via email that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

At last I have had an offer on an apartment in Bubwith agreed to, the vendor does however have a tied purchase. The current proprietors have put an offer on on an apartment, but it’s not been accepted yet, and has viewings of other flats booked. I have chosen a local conveyancing solicitor in Bubwith. What do I do now? When should I get the mortgage application with Skipton started with Skipton?

It is standard to have anxieties where there is a chain given your reluctance to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Bubwith conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the Skipton approved list. Concerning the next phase this very much depends on the specifics of your case, desire for this property and on the state of the market. During a buoyant market some home buyers will apply for a home loan with Skipton and arrange for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with the conveyancing in Bubwith.