It has taken forever and a day but a mortgage agreement from Santander for the remortgage of my 3 room flat is coming imminently. Can you suggest a cheap conveyancing lawyer in Woodhall Spa?

You have arrived at the wrong site to search for the lowest fares for conveyancing solicitors in Woodhall Spa. Our aim is to provide affordable conveyancing but we do not aim to work with the cheapest lawyers. Do not be seduced by organisations offering the bait of low cost conveyancing in Woodhall Spa. The optimum result, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst it will result in you being stung for additional fees and still not receive the service expected.

I am helping my mother sell her house in Woodhall Spa. Does the conveyancer order an energy performance certificate or it is for me to see to?

Following the abolition of HIPs, EPC’s was kept a compulsory part of selling a property. An EPC must be to hand prior to the property being placed on the market. It is not something that conveyancers normally organise. Where you are using a Woodhall Spa conveyancing lawyer they might be willing to arrange energy assessments due to their relationships with reputable local energy assessors

My husband and I are in the process of looking at flats in Woodhall Spa and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this stage? I am planning to take a home loan with Nottingham.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are obtaining a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.

I have paid off my mortgage with Nottingham. I assume I don't need a Woodhall Spa conveyancing practitioner on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

I'm buying my first flat in Woodhall Spa with a loan from Clydesdale. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not disclose to my lawyer about the extras as it will adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.

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've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Woodhall Spa is where the house is located. Can you offer any opinion?

Flying freeholds in Woodhall Spa are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Woodhall Spa you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodhall Spa 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 residence.

My cousin has suggested that I instruct his conveyancing solicitors in Woodhall Spa. Should I choose my own conveyancer?

No doubt the best way to select a conveyancing solicitor is to seek recommendations from friends or relatives who have actually used the firm that you are are thinking of instructing.