AssumingI were to buy a straightforward propertyin Denham for cash and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Denham?

Any savings you would gain will be isolated to the costs for searches. Your lawyer is required to do the vast majority of work - money laundering, communicating with your vendors lawyer, stamp duty submission, register the property etc. You might save a bit for them not having to register a mortgage however it will not be significant.

My wife and I buying a detached bungalow in Denham. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve checks to determine if these works are permitted?

Your conveyancer should check the registered title as conveyancing in Denham can occasionally identify restrictions in the title deeds which prohibit certain works or necessitated the permission of another owner. Some additions call for local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.

I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being a right pain. The Denham solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told two weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Denham is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am planning on selling our property in Denham and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Denham conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Denham. Having lived in Denham for 5 years we know of no issue. Should we contact our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of 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 ailment)

three months have gone by following my purchase conveyancing in Denham took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am looking to sell my property. My former conveyancers closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Denham if that makes a difference.

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