We are about to exchange buying a property in Buckinghamshire but as a result of damage from the recent storms I have was able negotiate compensation from the vendor in the sum of £3k by way of a deduction in the price. This was going to be dealt with as part of the conveyancing process but Bank of Ireland are not allowing this. Should they have been informed?

Any property lawyer that is on the Bank of Ireland approved list is required to inform Bank of Ireland of any variations to the sale price. If you were to refuse your conveyancer to disclose the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new lawyer for your conveyancing in Buckinghamshire.

I just acquired a flat at auction in Buckinghamshire. Conveyancing is required. What are my next steps?

Given that you are now to in every practical sense signed on the dotted line you will need to appoint a conveyancing solicitor as a matter of urgency as you are faced with a pending a drop dead date to complete the transaction. An auction property should have an associated auction pack. This should include evidence of title and search results. Where you are dealing with leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You need to pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in order to complete on the on the contractual date .

The mortgage over my property is with UBS for my property in Buckinghamshire. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?

UBS must be informed of your intention in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let 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 UBS directly. You need not do this via a UBS conveyancing panel lawyer.

After what feels like an age I have had an offer on a maisonette in Buckinghamshire accepted, but there is a chain. The vendors have offered on a flat, but it’s not yet tied up, and are looking at other apartments booked. I have selected a high street conveyancing solicitor in Buckinghamshire. What should be my next step? When do I get the mortgage application with Clydesdale going?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Buckinghamshire conveyancing search fees, etc). The first thing to do is ensure that your conveyancing practitioner is on the Clydesdale approved list. Regarding the next steps this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. In a rising market many purchasers will apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with searches.

Will commercial conveyancing searches reveal impending roadworks that may impact a commercial property in Buckinghamshire?

Its becoming the norm that commercial conveyancing solicitors in Buckinghamshire will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Buckinghamshire. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Buckinghamshire.

For every commercial conveyancing transaction in Buckinghamshire it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Buckinghamshire commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Buckinghamshire.

I am hoping to sign contracts shortly on a basement flat in Buckinghamshire. Conveyancing lawyers inform me that they report fully within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Buckinghamshire should include some of the following:

Ground rent - what is due and what the invoice dates are, and also know whether this is subject to change Whether your lease has a provision for a sinking fund? You would want to receive a copy of the lease You should know if the lease allows you to alter or improve aspects of the property- you must know whether it relates to all alterations or limited to structural alteration, and whether permission is mandated necessary

Buckinghamshire Leasehold Conveyancing - Examples of Queries before buying

Are any of leasehold owners in arrears of their service charge liability? How much is the yearly maintenance fee and ground rent?

I would be grateful if you could clarify what options are available to me if my Buckinghamshire conveyancing searches shows negative results?

On the whole, almost all adverse entries arising from Buckinghamshire conveyancing search results can be addressed before completion or indemnity insurance could possibly be put in place. You should remember that although you intend on buying the property and might be content to live with the search results, your building society or bank may not, and ultimately have the final decision.