In the event thatI was to buy a freehold propertyin Buntingford for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Buntingford?

The only reduction in fees you would achieve is the costs for searches. The conveyancing practitioner is required to do the vast majority of work - money laundering, liaising with the vendors conveyancer, SDLT submission, register the property etc. A marginal saving might be made by not having to register a charge however it will not be significant.

Can I be sure that the Buntingford conveyancing solicitor on the Principality panel is any good?

When it comes to conveyancing in Buntingford obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your conveyancing.

My partner and I have arranged a further advance on our mortgage from Coventry BS as we wish to carry out alterations to our property in Buntingford. Do we need to choose a high street Buntingford solicitor on the Coventry BS conveyancing panel to handle the legals?

Coventry BS don't usually instruct a member of their conveyancing panel to deal with 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 list.

I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Buntingford is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build house in Buntingford with a loan from Santander. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my conveyancer about this side-deal as it would impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one round the corner in Buntingford I like with a park and railway links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Buntingford suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan the shortness of the lease will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

My partner has recommend that I appoint his conveyancing solicitors in Buntingford. Should I use them?

Much as we are happy to recommend a Buntingford conveyancing lawyer it’s preferable to select a conveyancing practitioner is to seek referrals from friends or family who have experience in using the solicitor that you are are thinking of instructing.