The Rush Green conveyancing firm handling our Rush Green conveyancing has identified a discrepancy when comparing the assumptions in the valuation report and what is in the legal papers for the property. My solicitor informs me that he needs to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance correct?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Having sold my house in Rush Green last December but our buyer keeps telephoning every few hours complaining that his solicitor needs to hear from mylawyer. What should my lawyer have done now that I have sold?

Following your disposal your conveyancer should forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. If applicable, your solicitor should also confirm that the legal charge in favour of the lender has been discharged to the buyers lawyers. There are no post completion requirements unique to conveyancing in Rush Green.

What is the difference between a licensed conveyancer and conveyancing solicitor in Rush Green

Two types of professional can perform conveyancing in Rush Green namely licenced conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or purchase of property. Both are obliged to handle Rush Green conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that the requirements and procedures should be accurately followed.

I am buying a end of terrace house in Rush Green. We would like to convert the garage to an office at the house.Will the conveyancing process involve investigations to see if these alterations were previously refused?

Your property lawyer will check the deeds as conveyancing in Rush Green can on occasion reveal restrictions in the title deeds which prevent categories of alterations or require the consent of another owner. Some additions need local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

I am selling my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being problematic. The Rush Green solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.

I need some expedited conveyancing in Rush Green as I am faced with a deadline to exchange contracts within 4 weeks. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?

As you are are a cash purchaser you are at free not to do searches although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Rush Green the following are instances of issues that can crop up and therefore affect future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...

I'm buying my first flat in Rush Green with a loan from National Westminster Bank. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my lawyer about the deal as it would put at risk my loan with the lender. 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.