We chose a Page Green based firm for our conveyancing in Page Green last week. Reviewing the Terms it is apparent thatwe are liable for costs even where the conveyance does not complete. Would I be best advised to appoint an internet conveyancing company advertising no move no charge conveyancing in Page Green?

It is usually a trade off in that if "No Sale No Fee" is offered then the fee levels will tend to be be higher to cover those conveyances that do not go ahead. Dont forget that these deals tend not to cover disbursements for example Page Green conveyancing search fees.

Due to move into my new home in Page Green next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the mortgage company expect the insurance to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not specific to conveyancing in Page Green.

Is there a reason why leasehold purchase conveyancing in Page Green costs more?

Page Green leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

I just acquired a house at auction in Page Green. Conveyancing is needed. What happens now?

Having for all intents and purposes signed on the dotted line you should choose a conveyancing lawyer soon as you will have a fast approaching a fixed date to complete the property. All auction property will ordinarily have a corresponding legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must give this to the solicitor working for you as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.

Is it the case that all Page Green conveyancing solicitors on the UBS conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

Planning on purchasing a flat in Page Green. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Page Green property lawyer is on the Kent Reliance conveyancing panel.

I am buying a new build house in Page Green with a mortgage from National Westminster Bank. The sellers refused to budge the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not disclose to my solicitor about this extras as it could adversely affect 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.