We expect to receive a OIP from RBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Yaxley solicitors on the RBS conveyancing panel, or is it better to go independently?

You will need to appoint Yaxley solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

I have decided to exercise my right to buy my property in Yaxley off the council. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

I have a mortgage with UBS for my property in Yaxley. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?

Your original mortgage agreement with UBS will provide that you need their approval before renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel firm.

Are there restrictive covenants that are commonly identified during conveyancing in Yaxley?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Yaxley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Yaxley is where the house is located. What do you suggest?

Flying freeholds in Yaxley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yaxley you must be sure that your lawyer goes 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 Yaxley may determine 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.

Am I right to be suspicious that brokers that I am dealing with are suggesting a factory type conveyancing firm as opposed to a local Yaxley conveyancing company?

As is the case with many service providers, often input from connections can be extremely useful or valuable. Nevertheless there are many parties with a vested interest in a conveyancing matter; estate agents, financial adviser and banks might all suggest lawyers to appoint. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You have the discretion to select your preferred lawyer. You need to be aware that the majority of banks operate an approved list of law firms you must use for the mortgage aspect of your conveyancing.

I have just appointed agents to market my basement flat in Yaxley. Conveyancing solicitors are to be appointed soon, however I have just had a half-yearly maintenance charge invoice – what should I do?

It best that you discharge the maintenance contribution as you normally would as all rents and service invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Yaxley Conveyancing for Leasehold Flats - A selection of Queries before buying

Many Yaxley leasehold apartments will have a service bill for maintenance of the building invoiced by the landlord. Should you purchase the property you will have to pay this amount, normally quarterly during the year. This could be anything from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge to be met annual, this is usually not a significant sum, say around £25-£75 but you need to check it because on occasion it can be many hundreds of pounds. Please note if it is less than 80 years it will impact the value of the flat. Check with your bank that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth finding out how much this would cost. Remember, in most cases you will be required to have owned the premises for a couple of years in order to be entitled to extend the lease. How much is the annual maintenance fee and ground rent?