As someone with no idea as to conveyancing in Huntingdon what’s the number one tip you can impart concerning the home moving process in Huntingdon

Not many law firms or advisers will tell you this but conveyancing in Huntingdon and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the legal transfer of property. For instance, the seller, selling agent and on occasion the bank. Appointing a solicitor for your conveyancing in Huntingdon is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose responsibility is to look after your legal interests and to protect you.

Sometimes a potential adversary may attempt to persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by suggesting your conveyancer is dragging his heels. Or your financial adviser may advise you to do something that is against your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.

Will my conveyancer be making enquiries regarding flooding during the conveyancing in Huntingdon.

Flooding is a growing risk for conveyancers conducting conveyancing in Huntingdon. There are those who acquire a house in Huntingdon, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, however there are a various checks that may be undertaken by the purchaser or by their lawyers which can figure out the risks in Huntingdon. The conventional set of information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to find out whether the premises has ever been flooded. If the residence has been flooded in past which is not disclosed by the vendor, then a buyer may commence a claim for damages stemming from an incorrect answer. The buyer’s conveyancers should also carry out an environmental search. This should higlight if there is any known flood risk. If so, more detailed investigations will need to be carried out.

I'm purchasing a new build house in Huntingdon with a loan from The Royal Bank of Scotland. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not disclose to my lawyer about the extras as it may jeopardize my mortgage with the bank. 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've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Huntingdon is where the house is located. What do you suggest?

Flying freeholds in Huntingdon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Huntingdon you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Huntingdon may ascertain 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.

I have just placed an offer on an apartment in Huntingdon and the mortgage adviser that we are dealing with recommended his solicitor. He quoted £800 including VAT and 3rd party costs. Does this sound expensive?

Don't just go on one quote. One should seek like-for-like quotes for your conveyancing in Huntingdon. Then choose one that you trust and just as important, is on the approved panel of the bank that you are sourcing your mortgage from.