We are buying a new build flat in Wootton Bassett and my conveyancer is telling me that she has to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to sign contracts and I don't want to prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a two bedroom flat in Wootton Bassett. Do I receive the keys to the premises on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Wootton Bassett?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you should be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

I am purchasing a end of terrace house in Wootton Bassett. We would like to carry out an extension to the side at the house.Will legal conveyancing on the property involve checks to see if these alterations are permitted?

Your solicitor will review the deeds as conveyancing in Wootton Bassett will on occasion identify restrictions in the title deeds which prohibit certain alterations or necessitated the permission of a 3rd party. Many works call for local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.

I have finally had an offer on a flat in Wootton Bassett agreed to, the owners do nevertheless have a tied purchase. The owners have put an offer on a property, but it’s not yet tied up, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Wootton Bassett. What do I do now? At what stage should I apply for the mortgage with Santander?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Wootton Bassett conveyancing search costs, etc). First, you should check that your solicitor is on the Santander conveyancing panel. As to the next phase this very much depends on the specifics of your case, attraction to the property and on the state of the market. In a buoyant market many home buyers will apply for the mortgage with Santander and pay for the valuation and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Wootton Bassett.

I am buying my first flat in Wootton Bassett with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my lawyer about this side-deal as it may 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 builder 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.

My cousin has urged me to use his lawyers for conveyancing in Wootton Bassett. Should I choose my own property lawyer?

Much as we are happy to recommend a Wootton Bassett conveyancing lawyer it’s preferable to find a conveyancing lawyer is to get recommendations from friends or relatives who have experience in using the conveyancer that you are are thinking of instructing.

My folks cant seem to find their Wootton Bassett land registry title on the online search facility. They have a vague recollection back in the 70’s when they bought the house there were complications regarding the post code not being identified on some systems.

The vast majority of residences in Wootton Bassett should appear. Have you attempted a search with just the postcode. Ordinarily it should identify all the premises inside the postcode. Assuming the property is recorded it will show up with a title number. Where they bought 48 years ago it's conceivable it may be not yet registered. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title papers which may be with your parent’s lender.