Me and my partner are acquiring our first home. Our lawyer has e-mailedto ask if we want to order extra conveyancing searches. Frankly we are clueless as to what's relevant for conveyancing in Croston

The scope of Croston conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall approach to risk. What matters is that you properly comprehend what information each search could supply. You may then make a decision if you personally think you need that information. Should you be uncertain, ask the property lawyer to recommend.

We are purchasing a end of terrace house in Croston. The intention is to an extension at the rear at the property.Will legal conveyancing on the property include checks to determine if these works are permitted?

Your conveyancer should review the deeds as conveyancing in Croston can on occasion identify restrictions in the title documents which prevent categories of changes or require the permission of another owner. Some works need local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

I am purchasing a property in Croston. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Coventry BS your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not restricted to Croston.

I am currently in the process of buying my council flat in Croston. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

I am planning on selling our house in Croston and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Croston. Having lived in Croston for 5 years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I'm buying my first flat in Croston benefiting from help to buy. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my solicitor about this deal as it may adversely affect my mortgage with the lender. 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 am in need of some leasehold conveyancing in Croston. Before I set the wheels in motion I would like to find out the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and almost all are in Croston - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Croston Leasehold Conveyancing - Sample of Questions you should consider before Purchasing

It would be prudent to discover if there is anything that is prohibited in the lease. By way of example it is very common in Croston leases that pets are not permitted in in a block in Croston. If you love the apartmentin Croston however your dog can’t live with you then you will be faced hard determination. It would be sensible to find out as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to day to day matters like the upkeep of the communal areas. Enquire of other people what they think of them. In conclusion, be sure you know the dates that the service fees are due to the managing agents and precisely what you get for your money. Please note that where the lease has no more than 80 years it will have adverse implications on the salability of the flat. Check with your mortgage company that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out what this would cost. Remember, in most cases you will be be obliged to have owned the premises for a couple of years before you are entitled to exercise a lease extension.