At long last a mortgage agreement from HSBC for the remortgage of my 2 bedroom garden flat is to be issued by the end of next week. Are you able to suggest a low cost conveyancing lawyer in Oundle?

You are on the wrong site if you are seeking cut-price fees for conveyancing in Oundle. Our intention is to offer excellent value conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers offering the bait of low cost conveyancing in Oundle. Optimistically, in deciding on cheap conveyancing, you will receive what you pay for and at worst you will end up paying a lot in additional fees and still not receive the service you were hoping for.

I am helping my mother sell her property in Oundle. Does the conveyancer order an energy performance certificate or should I organise this?

Following the abolition of Home Information Packs, energy assessments was kept a mandatory element of moving property. An EPC should be commissioned in advance of the property being advertised. It is not as aspect of the sale process that lawyers normally arrange. If you are using a Oundle conveyancing practitioner they might be able to arrange EPC’s due to their contacts with long established Oundle assessors

We are purchasing a victorian detached house in Oundle. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve checks to ascertain if these alterations are permitted?

Your property lawyer should check the registered title as conveyancing in Oundle can sometimes identify restrictions in the title documents which prohibit certain alterations or necessitated the permission of a 3rd party. Many additions call for local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

We had appointed conveyancers based in Oundle on the Skipton solicitor approved list. They have just billed me a supplemental fee for dealing with the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. The charge is not set by Skipton but by your Oundle lawyer. Numerous firms on the Skipton panel will charge ’dealing with mortgage’ fee and others do not.

I completed on my home on 3 March and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Oundle said it will be concluded in less than a month. Are transfers in Oundle uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Oundle registration formalities. Rather than based on location, timeframes can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any third persons or bodies. Currently in the region of three quarters of submission are fully addressed within 12 days but occasionally there can be extensive hold-ups. Registration is effected after the purchaser has moved in to the property therefore an expedited registration is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.

I'm purchasing a new build house in Oundle benefiting from help to buy. The builders refused to budge the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my conveyancer about this side-deal as it will adversely affect my mortgage 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.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Oundle is the location of the property. What do you suggest?

Flying freeholds in Oundle are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Oundle you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oundle may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.