Our Ampthill conveyancer has discovered a discrepancy between the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My solicitor informs me that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We are buying a house in Ampthill. I might seem paranoid but how we can trust a solicitor? On completion day we will need to put our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Ampthill. Do I pick up the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Ampthill?
On the day of completion you will not be required to attend the conveyancers office in Ampthill. Your solicitors will electronically transfer the purchase money to the owner’s solicitors, and once they have received this, you will be called to collect the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
My offer was accepted on an apartment in Ampthill on 6/3/2026, valuation was booked 3 days later, received a clean bill of health. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to my property are lost. The conveyancers who did the conveyancing in Ampthill 10 years ago are no longer around. Will I be able to sell the house?
These day there are duplicates made of almost everything, and your conveyancer will be aware precisely where to locate all the relevant paperwork so you can purchase or dispose of your house without any difficulty. Where copies are not available, your lawyer can arrange cover in the form of insurance or indemnities protecting you against future claims on the premises.
I'm purchasing my first flat in Ampthill with a mortgage from Norwich and Peterborough Building Society. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my lawyer about the extras as it will impact my loan with the lender. Should I keep quiet?.
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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Ampthill is the location of the property. Is there any guidance you can give?
Flying freeholds in Ampthill are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ampthill you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ampthill may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am a sole trader looking to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no costs for non-domestic conveyancing in Ampthill for below £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Ampthill, including the sale and purchase of businesses as well as simply property. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right firm. Regarding the costs these will vary based on the structure and heads of terms of the deal. Please provide us with your details or telephone so as to enable us to furnish you with a detailed commercial conveyancing quote.