I am expecting a DIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Wycombe Marsh solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Wycombe Marsh solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

Completion of my purchase has taken place for my property in Wycombe Marsh. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

My sealed bid on a property in Wycombe Marsh has been agreed to, the vendors do however have an associated purchase. The vendors have offered on somewhere, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Wycombe Marsh. What do I do now? At what point should I apply for the mortgage with Clydesdale?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Wycombe Marsh conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the Clydesdale conveyancing panel. As to the next phase this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. During a rising market many buyers will apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they request their property lawyer to proceed with the conveyancing in Wycombe Marsh.

How does conveyancing in Wycombe Marsh differ for newly converted properties?

Most buyers of new build or newly converted property in Wycombe Marsh contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Wycombe Marsh typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wycombe Marsh or who has acted in the same development.

I decided to have a survey completed on a property in Wycombe Marsh in advance of instructing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies tend refuse to give a mortgage on a flying freehold premises.

It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wycombe Marsh. Conveyancing will be smoother if you use a solicitor in Wycombe Marsh especially if they are accustomed to such properties in Wycombe Marsh.

My husband and I are FTB’s - agreed a price, yet the selling agent told us that the seller will only issue a contract if we use the agent's chosen lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Wycombe Marsh

It is unlikely the owners are driving this. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Contact the vendors directly and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you are going to appoint your own,trusted Wycombe Marsh conveyancing solicitors - not the ones that will provide their estate agent a referral fee or hit his conveyancing figures set by HQ.

Back In 2001, I bought a leasehold flat in Wycombe Marsh. Conveyancing and Nationwide Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Wycombe Marsh who previously acted has long since retired. Any advice?

First make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. There is no need to instruct a Wycombe Marsh conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Wycombe Marsh Leasehold Conveyancing - Examples of Queries Prior to Purchasing

The answer will be helpful as a) areas can cause problems in the block as the communal areas may begin to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the running of the building you will need to have all the details How much is the ground rent and service charge? How long is the Lease?