Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Shenley Church End. Do I pick up the keys to the premises on completion from my conveyancer? If so, I will use a local conveyancing solicitor in Shenley Church End?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.

I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being a right pain. The Shenley Church End solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

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

Nationwide have agreed my mortgage in principle, my bid on a property in Shenley Church End has been agreed to, what happens next?

The estate agent will need to be advised as to your property lawyer's details (ensure that the conveyancing practitioners are on the bank’s panel). Telephone Nationwide or your financial adviser and finish off any outstanding documentation. Nationwide will sellect a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Nationwide will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Shenley Church End.

What will a local search inform me concerning the house I am purchasing in Shenley Church End?

Shenley Church End conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Searches UK The local search plays a central role in many a Shenley Church End conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

I am buying a new build house in Shenley Church End with a loan from Virgin Money. The sellers would not reduce the price so I negotiated 6k of extras instead. The sale representative advised me not to tell my solicitor about the deal as it could jeopardize my loan with the lender. 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.

In sourcing the internet for the phrase on line conveyancing in Shenley Church End it reveals many solicitorsin the area. With so much choice what is the best way to find the suitable conveyancer for my move?

The best way of finding a suitable conveyancer is through a trusted testimonial, so ask colleagues and family who have purchased a property in Shenley Church End or the local estate agent or financial adviser. Costs for conveyancing in Shenley Church End vary, so it's a good idea to secure at least four costs illustrations from different conveyancers. Make sure that you know that the fees are fixed.

We had our mortgage agreed in principle yesterday with our lender. We appointed a reputable conveyancer in Shenley Church End yesterday. Today, our mortgage adviser called to say that the lender said that we cannot use our solicitor as they aren't on their panel. As FTB's, we had no idea that the lender had some control over our choice Is this usual?

You are at liberty to use any lawyer you prefer to appoint including the said conveyancer in Shenley Church End however if they are not on the your bank's panel you would have to pay additional cost so the bank can appoint their own lawyers. It may be conceivable that your preferred conveyancing firm to get included on to the mortgage company list of approved firms. You can use internet tools such as lenderpanel.com to find a conveyancing solcitor in Shenley Church End on the lender panel. You can go into your local bank branch in Shenley Church End. They will know some good conveyancing solicitors in Shenley Church End on the mortgage company panel.