I require conveyancing for a flat in a relatively new development (6 years built) in Montacute. 95% of the flats are already occupied. Is it really necessary to order local searches as part of conveyancing in Montacute?

Where you are obtaining a mortgage, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Montacute conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to an alternative solicitor for your conveyancing in Montacute.

My bank has recommended solicitors on their panel based in Montacute but I would rather use a conveyancing lawyer in Montacute round the corner to me. Are you able to assist?

The minority of Montacute conveyancing practitioners are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to locate a Montacute conveyancing conveyancer on the on the mortgage company panel.

I am due to exchange contracts on my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being difficult. The Montacute solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

RBS have agreed my mortgage in principle, my offer on a flat in Montacute has been accepted, now what?

Your property agent will want to be advised as to your conveyancer's details (ensure that the conveyancers are on the lender’s panel). Call up RBS or your broker and finish off any appropriate documentation. RBS will appoint a valuer who will get in contact with the selling agent or vendor to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. RBS will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Montacute.

My sealed bid on a property in Montacute has been accepted, but there is a chain. The vendors have placed an offer on a property, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Montacute. What should be my next step? When do I get the mortgage application with Virgin Money started?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then valuation, Montacute conveyancing search charges, etc). The first course of action is to ensure that your lawyer is on the Virgin Money approved list. Regarding the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. During a rising market many purchasers will apply for a home loan with Virgin Money and pay for the valuation and only if it was satisfactory would they ask their solicitor to press on with the conveyancing in Montacute.

I require fast conveyancing in Montacute as I have a deadline to sign on the dotted line within one month. Fortunately I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at liberty not to do searches although no law firm would advise that you don't. Drawing on our experience of conveyancing in Montacute the following are examples of issues that can crop up and adversely affect future saleability: Enforcement Actions, Overdue Charges, Overdue Grants, Unadopted Roads,...

I'm buying my first flat in Montacute with a loan from Nottingham Building Society. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about this extras as it would adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

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.