Having been suggested to visit your web site we were going to use a conveyancing solicitor in Northamptonshire found by you but have come across some other estimates on the internet appear cheaper – how come?

There are many firms of firms advertising alleged £99 conveyancing, but additionalcharges result in the final fee totally different to the one you expected. Solicitors are duty bound to ensure charges listed in terms of business should be equitable raised The conveyancers that we list for conveyancing in Northamptonshire clearly state all costs for a residential conveyancing transaction.

Should my solicitor be asking questions concerning flooding during the conveyancing in Northamptonshire.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Northamptonshire. There are those who purchase a house in Northamptonshire, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that can be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Northamptonshire. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to discover whether the premises has suffered from flooding. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser could commence a claim for damages as a result of such an misleading answer. A purchaser’s lawyers will also commission an environmental search. This should higlight whether there is a recorded flood risk. If so, additional investigations will need to be made.

I'm purchasing my first flat in Northamptonshire with a loan from Clydesdale. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my lawyer about the extras as it will affect my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Northamptonshire is the location of the property. Can you shed any light on this issue?

Flying freeholds in Northamptonshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northamptonshire you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northamptonshire may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

We are about to buying a home in Northamptonshire. Conveyancing is not over but we would like keep our purchase price confidential from the likes of Nestoria. what can I do to ensure this is not revealed?

The Land Registry by statute are bound to specify price paid information on the official title for domestic properties nationwide including premises in Northamptonshire. The register of title is an open document, so HMLR would be breaching their statutory obligations excluded specific homes such as your one in Northamptonshire.

You can make a request of HM Land Registry to hide the amount paid data however the response would be a No.