At long last a mortgage agreement from Nationwide for the refinancing of my 2 bedroom flat is due any day now. Could you put forward a low cost conveyancing practitioner in Westbury?

You have arrived at the wrong site to search for cut-price fees for conveyancing solicitors in Westbury. Our intention is to offer excellent value conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing organisations offering the bait of low cost conveyancing in Westbury. At best, in choosing a lawyer for cheap conveyancing, you will end up with what you pay for and at worst it will result in you invoiced for extras and still not get the service expected.

I am purchasing a house and the conveyancer has referenced Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this really required for conveyancing in Westbury

Unless a previous acquisition of the house took place after 12 October 2013 you can expect solicitors conducting conveyancing in Westbury to remain recommending a chancel search and or insurance against a claim.

I'm purchasing a new build house in Westbury with the aid of help to buy. The builders would not reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not to tell my lawyer about the side-deal as it will put at risk my loan with Accord Mortgages Ltd. Is this normal?.

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.

I am looking for a ground for flat up to £195,000 and identified one close by in Westbury I like with open areas and station in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Westbury in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan that many years will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

I am short of a 10% deposit on my apartment purchase in Westbury , but I am keen go ahead. What can I do?

You can accept a lower deposit. Most vendors will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment