I plan on buying a leasehold flat in Beaconsfield. My property lawyer is not on the lender conveyancing panel. Can I still use my Beaconsfield conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?

You must use a property lawyer to complete the legal work required if you require a mortgage to buy your property. They will carry out all the appropriate legal checks on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. One could appoint a Beaconsfield solicitor of your choice. Nevertheless, where the lawyer appointed is not a member of the lender conveyancing panel supplemental charges will be levied as separate legal representation will be need by the lender. Conveyancing panel applications may be submitted, so where your lawyer has not in the past applied for membership they should take the opportunity to apply.

What does a local search reveal regarding the house I am buying in Beaconsfield?

Beaconsfield conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search is essential in every Beaconsfield conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I completed on my house on 8 June and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Beaconsfield advises it should be concluded in a couple of weeks. Are transfers in Beaconsfield uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Beaconsfield registration formalities. Rather than based on location, timeframes can differ according to who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. At present in the region of 80% of such applications are completed within 12 days but occasionally there can be extensive delays. Historically registration is effected once the buyer has moved in to the premises so post completion formalities is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

I am purchasing a new build house in Beaconsfield with a mortgage from Britannia. The builders refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not to tell my lawyer about this side-deal as it may put at risk my mortgage 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.

A conveyancing company acted on my conveyancing in Beaconsfield 8 years ago having archived my deeds but has since been shut down – how do I get hold of these?

Title deeds, as such, no longer exist as most properties in Beaconsfield are registered digitally at Land Registry. If you need to establish ownership or are selling or re-mortgaging your conveyancer will need to obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.