My fiancee and I are purchasing our first home. Our conveyancing practitioner has messagedto enquire if we wish to purchase extra conveyancing searches. Unfortunately we in the dark as to what's appropriate for conveyancing in Romsley

The range of Romsley conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your general appetite to risk. What is important is that you adequately appreciate what information the searches could supply. Then you can make a decision if you personally think you need that search. Should you be uncertain, ask your conveyancer to recommend.

I am helping my mother sell her flat in Romsley. Does the solicitor arrange an energy performance certificate or should I organise this?

After the demise of Home Information Packs, EPC’s was maintained a required part of selling a house. An EPC should be commissioned in advance of the property being marketed. It is not something that conveyancers ordinarily arrange. Where you are instructing a Romsley conveyancing practitioner they may be able to arrange EPC’s due to their relationships with long established local accredited person

We were going to get a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Romsley solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Romsley solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

I have paid off my mortgage with Nationwide. I assume I don't need a Romsley conveyancing practitioner on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

My friend suggested that where I am buying in Romsley I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Romsley conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Romsley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Romsley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Romsley.

I'm buying a new build house in Romsley with the aid of help to buy. The sellers refused to reduce the price so I negotiated 6k of extras instead. The property agent told me not disclose to my conveyancer about this side-deal as it could affect my loan with Virgin Money. 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.

I opted to have a survey completed on a property in Romsley in advance of retaining conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies tend not grant a loan on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you e-mail us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Romsley. Conveyancing may be slightly more expensive based on your lender's requirements.