Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Great Coates so that I can pop in to their offices if necessary.

Whereas this was necessary twenty years ago, most banks no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to supply identification documents and there are still manifest advantages to using a local solicitor, in your situation a conveyancing solicitor in Great Coates.

What does a local search inform me regarding the property I am purchasing in Great Coates?

Great Coates conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Xpress Legal The local search is essential in every Great Coates conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the property (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 topic headings.

I am buying a new build house in Great Coates with a loan from Chelsea Building Society. The developers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the side-deal as it may adversely affect my loan with the bank. Is this normal?.

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.

We're FTB’s - agreed a price, yet the property agent informed us that the seller will only proceed if we use their preferred solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Great Coates

It is improbable the owners are behind this. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your preferred Great Coates conveyancing firm - not the ones that will provide the negotiator at the agency a referral fee or achieve conveyancing thresholds pre-set by head office.

Harry (my fiance) and I may need to rent out our Great Coates garden flat for a while due to a new job. We used a Great Coates conveyancing practice in 2002 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Great Coates do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Great Coates Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

Where a Great Coates lease has fewer than eighty years it will have adverse implications on the salability of the property. Check with your lender that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you will need to own the property for two years before you are entitled to carry out a lease extension. Is anyone aware of any major works anticipated that will add a premium to the service fees? How much is the ground rent and service charge?