IfI were to purchase a straightforward propertyin Great Linford for cash and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Great Linford?

The only saving you would make on is the costs for searches. The conveyancer is required to do the vast majority of work - money laundering, communicating with the sellers conveyancer, SDLT return, register the property etc. You might save a bit for them not having to register a mortgage but it won't be meaningful.

I have decided to exercise my right to buy my property in Great Linford off the council. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

I am due to exchange contracts on my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being a right pain. The Great Linford solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

My offer was accepted on a property in Great Linford on 27/2/2024, valuation was booked 4 days after, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?

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 Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

What can a local search tell me regarding the house my wife and I buying in Great Linford?

Great Linford conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search is essential in every Great Linford conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.

I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Great Linford I like with a park and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Great Linford for this price, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan that many years will be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

What is the reason for new build conveyancing in Great Linford being more expensive?

Purchasing a brand new property is significantly different from the normal house purchase conveyancing in Great Linford. For a start sellers usually require contracts to exchange very quickly, so there is a lot of pressure on your property lawyer to make sure everything is in order. Furthermore new build premises often necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Lenders obligations are also more demanding. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.