Why would I appoint a Leamington Spa conveyancing firm when online alternatives are less expensive?

Its a good idea to get 2 or 3 like-for-like quotes for conveyancing costs in Leamington Spa and you should seek a reasonable fee calculation but don’t become consumed with scouring the internet for the lowest priced Leamington Spa conveyancer. Locating the right conveyancer can be the distinction between a seamless and a stressful home move. It is important that you ensure that you have expert advice from a specialist solicitor. Emails can't replace a telephone discussion and can never replicate a face to face meeting. The firms that we work with will find you a qualified and experienced conveyancing solicitor who can tackle your conveyancing from start to finish, providing a level of continuity that you will never get with an internet conveyancer. He or She will inform you as to progress making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to contact the office you will know who to ask for and they will ensure you are in the know.

My wife and I are approaching an exchange on a house in Leamington Spa and my parents have transferred the exchange deposit to my conveyancer. I am now advised that as the deposit has not come from me my property lawyer needs to make a notification to my lender. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your solicitor is duty bound to check with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

I am the registered owner of a freehold property in Leamington Spa but still charged rent, why is this and what is this?

It’s unusual for properties in Leamington Spa and has limited impact for conveyancing in Leamington Spa but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

It has been five months since my purchase conveyancing in Leamington Spa concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing my first flat in Leamington Spa benefiting from help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about this deal as it will impact my loan with Norwich and Peterborough Building Society. 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.