I am getting a mortgage with Lloyds. I would like to use a Licensed Conveyancer in Stoke Poges. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Have just purchased a probate house at auction in Stoke Poges. Conveyancing is required. What is next?

Having to all intents and purposes signed on the dotted line you now have to instruct a conveyancing practitioner soon as you are faced with a fast approaching a drop dead date to complete the conveyancing. Every auction property will have an associated auction set of papers. This will likely include most,if not all of the documents that your conveyancer will need. In the case of leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should pass this on to the lawyer instructed by you as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.

We are due to move home in October. Will my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Stoke Poges. Conveyancing solicitor was organised before I stumbled across your website.

On the afternoon of completion you will need to pick up the house keys from the estate agent but this should only be done after the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you can advise the removal company that they can start moving you in. We do not suggest a specific removal company but can help you find a residential property solicitor in Stoke Poges or a solicitor with expertise in conveyancing in Stoke Poges.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Stoke Poges solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Stoke Poges surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am purchasing a new build house in Stoke Poges with the aid of help to buy. The builders would not reduce the amount so I negotiated £7000 of extras instead. The sale representative told me not disclose to my conveyancer about this deal as it could jeopardize my loan 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.

I am looking for a leasehold apartment up to £305k and found one close by in Stoke Poges I like with a park and station in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Stoke Poges suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage that many years will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

I am looking to sell my property. My past conveyancers closed down. I am in need of a recommendation of a conveyancing firm. Im based in Stoke Poges if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Stoke Poges. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.