What is the difference between a licensed conveyancer and conveyancing solicitor in Caddington

There are many recorded licenced Conveyancers in Caddington and Solicitor partnerships in Caddington who can help with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in transferring property. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am assisting my sister sell her flat in Caddington. Will the conveyancing solicitor order an EPC or it is for the owner to see to?

After the demise of HIPs, energy assessments remained a mandatory element of selling a house. An energy performance certificate should be to hand prior to the property being marketed. This is not something that solicitors ordinarily organise. Where you are instructing a Caddington conveyancing practitioner they might be able to arrange EPC’s due to their contacts with reputable local assessors

I recently had an offer agreed on a house in Caddington. My mortgage broker suggested a conveyancer. I paid an upfront payment of £200. A few days later, the lawyer contacted me sheepishly admitting that they were not on the TSB 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 TSB 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.

Do commercial conveyancing searches disclose planned roadworks that may impact a commercial estate in Caddington?

Its becoming the norm that commercial conveyancing solicitors in Caddington will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Caddington. The search result sets out definitive information 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 Caddington.

For every commercial conveyancing transaction in Caddington 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 can result in delays to Caddington commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Caddington.

I am purchasing my first flat in Caddington with a loan from Bank of Ireland. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not disclose to my solicitor about this deal as it will 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.

Due to the guidance of my in-laws I had a survey completed on a property in Caddington prior to retaining lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some banks will refuse to grant a loan on such a house.

It varies from the lender to lender. HSBC has different instructions from Halifax. If you call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Caddington. Conveyancing may be slightly more expensive based on your lender's requirements.

My husband and I are new on the property ladder - had an offer accepted, yet the property agent advised that the vendor will only go ahead if we use their recommended lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Caddington

It is improbable the owners are behind this. Should the seller require ‘a quick sale', turning down a genuine purchaser is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to use your preferred Caddington conveyancing solicitors - as opposed tothose that will give the estate agent a commission or meet his conveyancing targets pre-set by corporate headquarters.