I am helping my mother sell her house in Symonds Yat. Will the solicitor arrange the energy performance certificate or it is for the owner to see to?

Following the demise of HIPs, energy assessments was kept a compulsory element of selling a house. An energy performance certificate needs to be to hand prior to the property being put on the market. It is not a task that lawyers normally organise. If you are using a Symonds Yat conveyancing practitioner they may help arrange energy performance certificates due to their relationships with reputable local energy assessors

We previously appointed conveyancing lawyers based in Symonds Yat on the UBS solicitor approved list. They are now charging me a supplemental fee for handling the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. This fee is not set by UBS but by your Symonds Yat lawyer. Plenty of firms on the UBS panel will charge an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.

I have decided to exercise my right to buy my property in Symonds Yat off the council. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

What does a local search inform me about the house we're buying in Symonds Yat?

Symonds Yat conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search plays a central role in many a Symonds Yat conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I have todayfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Symonds Yat for a purchase of a leasehold flat 12 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The quickest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Symonds Yat conveyancing specialists.

I am buying my first flat in Symonds Yat benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about this side-deal as it could jeopardize 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.

How easy is it to transfer to a new firm as I need to choose a firm on the Santander conveyancing list. I hired a family conveyancing solicitor in Symonds Yat five minutes from me but the firm is not approved by Santander

We will our best to assist in finding you a conveyancing solicitor in Symonds Yat on the Santander panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Symonds Yat. Using search facility on this page, you can contrast costs for conveyancing solicitors in Symonds Yat and throughout England and Wales.