I am buying my first flat in Dunstable with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not reveal to my solicitor about this side-deal as it may put at risk my mortgage with Bank of Ireland. 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.

I opted to have a survey done on a property in Dunstable before appointing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend not issue a mortgage on a flying freehold home.

It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dunstable. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dunstable to see if the conveyancing will be more expensive.

In searching the world wide web for the words on line conveyancing in Dunstable it brings up many property lawyerslocally. With so much choice what is the best way to find the right conveyancing solicitor for my move?

The preferential method of seeking the right conveyancer is via trusted testimonial, so enquire of colleagues and family who have purchased a property in Dunstable or the local estate agent or mortgage broker. Charges for conveyancing in Dunstable differ, so it's advisable to request at least four estimates from different companies. Make sure that you know that the costs are assured not to escalate.

When it comes to leasehold conveyancing in Dunstable what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Dunstable. All leases are individual and drafting errors can result in certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Chelsea Building Society, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.

Dunstable Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

Where a Dunstable lease has no more than 80 years it will have adverse implications on the salability of the apartment. It is worth checking with your bank that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth discovering what this would cost. For most Dunstablelease extensions you would be required to have been the owner of the residence for a couple of years before you are entitled to extend the lease. Can you tell me if there are any major works on the horizon that will add a premium to the maintenance fees? Be sure to investigate if the the lease contains any onerous restrictions in the lease. For instance some leases prohibit pets being allowed in in a block in Dunstable. If you love the flatin Dunstable yet your dog can’t live with you then you will be faced difficult compromise.

A licensed conveyancer dealt with my conveyancing in Dunstable seven years past and was holding my title documents but has since been shut down – What can I do to get hold of them?

Title deeds, as such, are no longer appropriate for the majority of properties in Dunstable are recorded digitally at Land Registry. Where you need to prove evidence of proprietorship or are disposing of or refinancing your lawyer can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.