IfI was to buy a freehold propertyin Beverley for cash and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Beverley?

The sole reduction in fees you would make on is the Beverley conveyancing searches. The conveyancer is obliged to do the vast majority of work - money laundering, liaising with the sellers conveyancer, stamp duty submission, register the title etc. You might save a bit for them not needing to register a mortgage but it won't be a lot.

I am purchasing a right to buy a flat in Beverley. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Beverley you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Beverley.

Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Beverley?

Its becoming the norm that commercial conveyancing solicitors in Beverley will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Beverley. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Beverley.

For every commercial conveyancing transaction in Beverley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Beverley commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Beverley.

I'm purchasing my first flat in Beverley with a loan from Lloyds TSB Bank. The developers refused to move on the price so I negotiated £7000 of additionals instead. The house builders rep advised me not to tell my lawyer about this extras as it would impact my loan 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.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Beverley is the location of the property. Is there any guidance you can impart?

Flying freeholds in Beverley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Beverley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beverley may ascertain 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.