I require conveyancing for an apartment in a fairly new development (6 years old) in Buckinghamshire. The vast majority the appartments have already been disposed of. Is it really necessary to order local searches as part of conveyancing in Buckinghamshire?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Buckinghamshire conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in no uncertain terms that your conveyancer conducts them. If speed and driving down costs are primary concerns you should consider with your lawyer about the options such as lack of search insurance available to you
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Buckinghamshire?
There are many recorded licenced Conveyancers in Buckinghamshire and Solicitor partnerships in Buckinghamshire offering conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We had chosen conveyancing lawyers located in Buckinghamshire on the Yorkshire BS solicitor panel. They have just invoiced me a separate sum for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. This charge is not dictated by Yorkshire BS but by your Buckinghamshire lawyer. Numerous firms on the Yorkshire BS panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
After weeks of negotiation I have agreed a price on a house in Buckinghamshire. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £175. Soon after, the property lawyer called me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am purchasing my first flat in Buckinghamshire with a mortgage from Norwich and Peterborough Building Society. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about this side-deal as it may put at risk 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.
Due to the guidance of my in-laws I had a survey completed on a property in Buckinghamshire before appointing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some banks will not issue a mortgage on such a home.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Buckinghamshire. Conveyancing may be slightly more expensive based on your lender's requirements.
I am purchasing a house and cash is in place. My conveyancer has been given with 2 separate proof of photo ID, bank statement, endless utility bills. Now he requires a copy from a probate lawyer acknowledging that the funds are in order and that it has come from inheritance and not via illegitimate means.
In today’s world you will not be able to complete any Buckinghamshire conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering Regulations.