As someone not used to conveyancing in Corsham what’s your top tip you can give me for the house moving process in Corsham

You may not hear this from too many lawyers but conveyancing in Corsham and elsewhere in Wiltshire is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and others involved in the transaction. For instance, the vendor, selling agent and sometimes a lender. Selecting a law firm for your conveyancing in Corsham is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose role it is to protect your legal interests and to keep you safe.

There is a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer above all other players in the home moving process.

I have todayfound out that Action Conveyancing have closed. They carried out my conveyancing in Corsham for a purchase of a leasehold flat 18 months ago. How can I establish that my home is in my name in the name of the former proprietor?

The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Corsham conveyancing specialists.

I'm purchasing a new build house in Corsham benefiting from help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not reveal to my conveyancer about this side-deal as it could adversely affect my mortgage 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.

I am looking for a ground for flat up to £305k and found one close by in Corsham I like with a park and railway links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Corsham for this price, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage that many years will be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities 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 consult your conveyancing lawyer regarding this.

How and when do I pay stamp duty due for my house transaction in Corsham?

The solicitor should fill out a Land Transaction Return Form for you as part of your Corsham purchase transaction for you to sign. After completion your conveyancing practitioner will submit your STL application to the Inland Revenue and - assuming they have the funds - discharge any Stamp Duty due on your behalf.