AssumingI was to buy a straightforward housein Park Langley for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Park Langley?

Any savings you would achieve would be isolated to the costs for searches. A conveyancer is obliged to do the vast majority of work - money laundering, communicating with your sellers solicitor, SDLT submission, register the title etc. You might save a bit for them not needing to register a mortgage however it won't be meaningful.

Various online forums that I have come across warn that are the main cause of obstruction in Park Langley house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Park Langley.

I'm purchasing my first flat in Park Langley benefiting from help to buy. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my conveyancer about this side-deal as it will affect 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.

I am looking for a leasehold apartment up to £235,500 and found one close by in Park Langley I like with amenity areas and station nearby, however it's only got 52 years on the lease. I can't really find anything else in Park Langley in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan that many years will likely be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

What is the reason for my conveyancing practitioner requiring a list of items of identification ahead of starting selling or buying a property in Park Langley?

Park Langley conveyancing practitioners are duty bound by the Law Society, Solicitors Regulation Authority, HM Land Registry and current AML legislation to record that the have checked the identity of their clients. It will also be a condition of your bank if you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and date of birth.