When does exchange of contracts occur in domestic conveyancing in Yaxley and am I required to be at the solicitors office?

Where you are round the corner to one of the conveyancing solicitors in Yaxley you are welcome to attend to sign the paperwork. That being said, the law practices we work with supply a national conveyancing service and give as equally detailed and professional a job for you when dealing with you digitally. The signing of the purchase agreement is not the point of no return. A signed contract simply enables the firm to address the formalities at the appropriate time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Yaxley)to be in the office at the appropriate time.

We previously selected conveyancing lawyers located in Yaxley on the Clydesdale solicitor panel. They have just invoiced me a separate sum for handling the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. The charge is not set by Clydesdale but by your Yaxley solicitor. Plenty of firms on the Clydesdale panel will charge an ‘acting for lender’ fee but some practices incorporate it on their overall fee.

Planning on purchasing a flat in Yaxley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Yaxley conveyancer is on the Barclays conveyancing panel.

I was told two weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Yaxley is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will our solicitor be raising enquiries concerning flooding as part of the conveyancing in Yaxley.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Yaxley. There are those who acquire a house in Yaxley, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Yaxley. The standard information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out if the property has ever been flooded. If the residence has been flooded in past which is not notified by the vendor, then a buyer may bring a compensation claim resulting from an inaccurate answer. The purchaser’s conveyancers will also conduct an environmental search. This should disclose whether there is any known flood risk. If so, more detailed investigations will need to be made.

I'm purchasing my first flat in Yaxley with a mortgage from Leeds Building Society. The developers would not budge the price so I negotiated £7000 of additionals instead. The estate agent advised me not reveal to my conveyancer about the extras as it may put at risk my mortgage with the lender. 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.

I am using a search engine for the words conveyancing in Yaxley it brings up numerous property lawyersin the area. How do I determine which is the right solicitor for my move?

The ideal way of choosing the right conveyancer is through a personal referral, so enquire of friends and those you trust who have purchased a property in Yaxley or the respected estate agent or financial adviser. Fees for conveyancing in Yaxley differ, so it's sensible to request a minimum of four estimates from different property lawyers. Be sure to seek confirmation that the fees are fixed.