It has come to my attention via my lender that my Sharnbrook the law firm I have appointed is not on the lender Solicitor panel. What can I do to be sure if this is correct?

Your first step should be to call your Sharnbrook lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

It is a dozen years since I purchased my property in Sharnbrook. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down my deeds. Is this a problem?

You need not be too concerned. Firstly the deeds may be kept by the lender or they may stored with the conveyancers who handled your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Sharnbrook involves registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.

I am assisting my mother sell her property in Sharnbrook. Does the conveyancer order an energy performance certificate or it is for the seller to coordinate?

After the abolition of Home Packs, energy performance certificates was retained a mandatory element of moving house. An EPC must be to hand prior to the property being placed on the market. This is not a task that conveyancers normally organise. Where you are using a Sharnbrook conveyancing solicitor they may be able to arrange energy assessments given their contacts with reputable Sharnbrook accredited person

My bid for a property was accepted at auction in Sharnbrook. Conveyancing is necessary. What is next?

Having for all intents and purposes signed on the dotted line you will need to find a conveyancing solicitor quickly as you are faced with a fast approaching a fixed date to complete the transaction. An auction property should have a corresponding legal pack. This will likely include evidence of title and search results. If you have purchased leasehold property the legal pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must hand this to the solicitor working for you ASAP. You also need to ensure that you have funds in place to complete the transaction on the set completion date.

We are buying a end of terrace house in Sharnbrook. Our aim is to carry out an extension to the side at the property.Will legal work on the property include investigations to see if these alterations were previously refused?

Your solicitor should review the deeds as conveyancing in Sharnbrook can on occasion reveal restrictions in the title deeds which prohibit categories of changes or require the permission of another owner. Many works call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

What can a local search tell me regarding the house my wife and I purchasing in Sharnbrook?

Sharnbrook conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search is essential in every Sharnbrook conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the property (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 sections.

I am purchasing a new build house in Sharnbrook with a mortgage from Skipton Building Society. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my lawyer about the extras as it will 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.