My partner and I are buying our first home. The lawyer has e-mailedto check if we wish to take out extra conveyancing searches. Unfortunately we are clueless as to what's necessary for conveyancing in Ilminster

The number and type of Ilminster conveyancing searches should be triggered based entirely on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your general appetite to risk. What is important is that you adequately comprehend what information each search could provide. Then you can make a decision if you personally think you need that search. Should you be unsure, ask the conveyancer to advise.

Is there a reason why leasehold purchase conveyancing in Ilminster is more expensive?

Ilminster leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I am helping my step-mother sell her flat in Ilminster. Does the conveyancing solicitor order the energy performance certificate or it is for the seller to see to?

After the demise of Home Information Packs, EPC’s was maintained a compulsory component of moving property. An energy assessment must be to hand in advance of the property being advertised. This is not a task that solicitors ordinarily organise. If you are instructing a Ilminster conveyancing practitioner they may be able to arrange energy assessments given their relationships with reputable Ilminster accredited person

When it comes to lenders such as UBS, do Ilminster conveyancing practitioners face an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

Our offer on a house in Ilminster has been accepted, but there is a chain. The sellers have offered on on an apartment, but it’s not yet tied up, and are looking at other properties in the pipeline. I have chosen a nearby conveyancing solicitor in Ilminster. What do I do now? When should I get the mortgage application with Virgin Money started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then valuation, Ilminster conveyancing search charges, etc). The first thing to do is ensure that your solicitor is on the Virgin Money approved list. As to the subsequent phase this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a hot market some home buyers would apply for a home loan with Virgin Money and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with searches.

Are there restrictive covenants that are commonly identified during conveyancing in Ilminster?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Ilminster. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am buying my first flat in Ilminster with the aid of help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my conveyancer about this extras as it could adversely affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.