I require conveyancing for a flat in a relatively new development (6 years built) in Burnham On Sea. 95% of the flats have already been sold. Is it strictly necessary to order conveyancing searches for my conveyancing in Burnham On Sea?

Where you are obtaining a mortgage, your bank will insist on some (many) of the searches so you'll have no choice. If not, then Burnham On Sea conveyancing searches are optional. Your solicitor, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Burnham On Sea.

My wife and I have recently appointed a conveyancing solicitor in Burnham On Sea. I I am struggling to find out if they are on the Yorkshire Building Society conveyancing panel. Could you help?

The first thing to do is e-mail your conveyancer and enquire if they can act for the bank. Alternatively you can call Yorkshire Building Society who may be able to help.

I am purchasing a end of terrace house in Burnham On Sea. Our aim is to an extension at the rear at the property.Will the conveyancing process involve investigations to determine if these alterations are prohibited?

Your conveyancer should review the deeds as conveyancing in Burnham On Sea can on occasion identify restrictions in the title deeds which restrict certain changes or require the permission of a 3rd party. Some extensions need local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I have today made my last payment due on my mortgage with UBS. I assume I don't need a Burnham On Sea lawyer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

The mortgage over my property is with Principality for my property in Burnham On Sea. Conveyancing was finalised a year 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 BTL mortgage or inform Principality?

Principality must be informed of your intention before letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality 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 Principality directly. You need not do this via a Principality conveyancing panel lawyer.

I purchased my apartment on 11 May and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Burnham On Sea said it should be dealt with in a couple of weeks. Are titles in Burnham On Sea particularly slow to register?

There is nothing unique about conveyancing in Burnham On Sea registration formalities. Rather than based on location, timeframes can vary according to the party submitting the application, whether there are errors and whether the Land registry have to notify any other parties. Currently in the region of three quarters of submission are completed within 12 days but some can be subject to extensive delays. Registration occurs once the buyer is living at the property so post completion formalities is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

Just had an offer accepted on a new build flat in Burnham On Sea. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Burnham On Sea

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.