My wife and I are soon to exchange buying a property in Irthlingborough but as a consequence of damage from a small fire at the property I have managed to agree reparation from the current proprietors of three thousand pounds in the form of a deduction in the price. This was going to be addressed as part of amending the contract yet UBS are not allowing this. Why were they approached?

The lawyer being on a UBS conveyancing panel is duty bound to advise UBS of any variations to the purchase price. If you were to refuse your lawyer to disclose the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancer for your conveyancing in Irthlingborough.

As a first time buyer what is the most important number one tip you can give me regarding purchase conveyancing in Irthlingborough?

You may not hear this from too many lawyers but conveyancing in Irthlingborough and elsewhere in Northamptonshire is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the transaction. E.g., the vendor, property agent and on occasion the bank. Appointing a solicitor for your conveyancing in Irthlingborough should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to protect your best interests and to protect you.

Every so often a third party with a vested interest may try and convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be helping by claiming that your lawyer is dragging his heels. Or your financial adviser may try to convince you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Have just purchased a probate house at auction in Irthlingborough. Conveyancing is necessary. What is next?

Given that you have now exchanged you should choose a conveyancing solicitor soon as you will have a pending a drop dead date to complete the transaction. An auction property will ordinarily have a bespoke auction set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to pass this on to the solicitor instructed by you at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.

We were going to get a AIP 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 Irthlingborough solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Irthlingborough 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.

I have a mortgage with TSB for my property in Irthlingborough. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?

Your original mortgage agreement with TSB will provide that you need their approval before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel lawyer.

Is there anything unique about your site and other online quote calculators for conveyancing in Irthlingborough?

At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Irthlingborough. As opposed to estate agents and brokerage sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm paying the highest commission, rather than the best value conveyancing in Irthlingborough

Estate agents have just been given the go-ahead to market my basement flat in Irthlingborough. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly maintenance charge demand – Do I pay up?

The sensible thing to do is pay the service charge as usual given that all rents and service charges should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Irthlingborough - Examples of Questions you should ask before buying

Does the lease have more than 90 years left? Make sure you investigate if there are any onerous restrictions in the lease. For example some leases prohibit pets being allowed in in a block in Irthlingborough. If you love the flatin Irthlingborough however your cat is not allowed to move with you then you will be faced hard determination. What prohibitions are there in the Irthlingborough Lease?