I am hoping to receive a mortgage with Nat West. I would like to use a Licensed Conveyancer in Burnham. Does the Nat West Conveyancing panel allow for Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

I am buying a detached bungalow in Burnham. We would like to convert the garage to an office at the property.Will legal conveyancing on the property involve investigations to see if these works are allowed?

Your property lawyer should check the deeds as conveyancing in Burnham can sometimes reveal restrictions in the title documents which prohibit certain works or require the permission of a 3rd party. Many works need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

I have been advised by my lawyer that absentee landlord insurance is required on my purchase. What is the level of cover for Burnham conveyancing?

The appropriate level of absentee landlord indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

I have instructed a Burnham conveyancer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 Burnham 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.

I completed on my apartment on 10 September and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Burnham expressed confidence that it will be concluded inside ten days. Are properties in Burnham uniquely lengthy to register?

There is nothing unique about conveyancing in Burnham registration formalities. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry need to notify any other parties. At present roughly 80% of submission are fully addressed in less than three weeks but some can be subject to protracted delays. Registration takes place after the buyer is living at the property so 'speed' is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.

About to purchase a new build flat in Burnham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Burnham

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared.

My conveyancer in Burnham has requested from me personal identification documents asserting that this forms part of his retainer as a conveyancer on the lender Conveyancing panel. Can this be correct?

Anti-terror and anti-money-laundering rules require Burnham conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements