I am acquiring a newly constructed flat in Bucklesham and my solicitor is telling me that she has to the bank to disclose incentives from the builder. I am under pressure to exchange and I would rather not delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I own a freehold house in Bucklesham but still charged rent, why is this and what is this?

It is rare for properties in Bucklesham and has limited impact for conveyancing in Bucklesham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

I am due to move home in May. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Bucklesham. Conveyancing solicitor was organised prior to coming across this page.

On the day of completion you can collect the house keys from the estate agent however this can only occur after the sellers lawyers inform the agent that they have the completion monies and the keys can be passed over. After that you should advise the removal men that they can start moving you in. We do not suggest a particular removal company but can assist you in locating a conveyancing in Bucklesham or a solicitor with expertise in conveyancing in Bucklesham.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bucklesham solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bucklesham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Barclays have agreed my home loan in principle, my offer on a house in Bucklesham has been accepted, what happens next?

The estate agent will need to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Telephone Barclays or the financial adviser and finish off any relevant paperwork. Barclays will appoint a valuer who will get in contact with the selling agent or seller to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes about a fortnight to get a mortgage offer. Barclays will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bucklesham.

My wife and I are intent on selling our house in Bucklesham and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Bucklesham. Having lived in Bucklesham for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.

It would appear that you have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

Given that I am about to part with hundreds of thousands of pounds on 3 bedroom house in Bucklesham I would like to have a conversation with the lawyer concerning theconveyancing prior to instructing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be carrying out your property ownership legalities in Bucklesham.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Bucklesham should be the amount on the final invoice that you are charged.