I decided to go with a high street firm for our conveyancing in Crabtree last week. After carefully reading the Terms and Conditions it is apparent thatwe are responsible for charges even if our purchase doesn't happen. Should I ditch them and choose a web based firm promising no move no charge conveyancing in Crabtree?

Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be uplifted to neutralise the cases that do not go ahead. Do bear in mind that such deals tend not to protect you from disbursements for instance Crabtree conveyancing search costs.

I am under pressure from the owner of a property in Crabtree to sign contracts within four weeks. What can I do to accelerate the legal process?

First, If the seller is applying time constraints for your conveyancing it is highly recommended that your conveyancer is familiar with the location as they will make use of local contacts and intelligence. It is possible that they would have handled otherhomes in the same neighbourhood. You would be best advised to use a Crabtree conveyancing lawyer. In addition, double check that the lawyer is on the on the approved list for your mortgage company. It is estimated that nearly one in five of Crabtree conveyancing deals are suspended or jeopardised after discovering a buyer’s lawyer was not on their banks member panel. This can often result in the buying process being frustrated by as much as three weeks. It is said that this issue impacts approximately one hundred thousand home moves annually. Most Crabtree conveyancing practices can not act for certain mortgage companies so do check at the outset.

A friend advised me that in purchasing a property in Crabtree there may be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?

We are aware of anumerous of properties in Crabtree which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Crabtree should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are planning to move house in December. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Crabtree. Conveyancing solicitor was chosen before I stumbled across this page.

On the afternoon of completion you will need to collect the house keys from the property agent however this should only take place once the previous owners conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can inform the removal men that they can start moving you in. We are not in a position to recommend a particular removal company but can help you find a residential property solicitor in Crabtree or a firm with expertise in conveyancing in Crabtree.

I currently have a mortgage with UBS for my property in Crabtree. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?

Your original mortgage agreement with UBS will provide that you need their approval before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS 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 UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.

I'm buying a new build house in Crabtree with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of additionals instead. The house builders rep told me not disclose to my lawyer about this extras as it would put at risk my loan with Barnsley Building Society. Should I keep quiet?.

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 decided to have a survey completed on a property in Crabtree before appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some lenders will not grant a mortgage on a flying freehold property.

It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Crabtree. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Crabtree to see if the conveyancing costs will increase in light of this.