"Awareness of local issues and concerns can mean the difference between a stress-free move, and a drawn-out and difficult process. Relevant and up-to-date area information is gathered by our Property Lawyers thanks to their network of Beaconsfield contacts. In addition, areas of particular concern or relevancy to Beaconsfield property are thoroughly investigated.

We have assisted home movers throughout Beaconsfield, including Conveyancing in HP9."

Local issues considered by Beaconsfield Conveyancing Solicitors:

Will HS2 affect Beaconsfield homes?

A high speed rail link between London and Scotland (HS2) is planned by the Government. The first phase is between London and the West Midlands and could be up and running by 2026. However, construction works are due to begin as soon 2017. The line will cross over 20 local authorities, and people are understandably concerned about its impact on the value and enjoyment of their homes. A search by your property lawyer will indicate if a Beaconsfield residence is within two hundred metres of the planned route. Properties may also be adversely affected once the line has been completed and trains are running.

High Speed 2 (HS2) Searches

Local authorities will only provide information on the proposed HS2 development and route within a 200m radius of a property. It is obvious that properties further away will still be affected by issues such as noise pollution, vibration, construction work and increased traffic. Lasting for at least 8 years, works may cause severe disruption local Beaconsfield residents. An informative HIGHSPEED 2 search covers a thousand metre range around a home, to resolve a number of issues. A £10 million indemnity insurance also protects homeowners receiving a HS2 search. We advise that you speak to your solicitor if you have any further questions.

My property is within 200 metres of HS2 - should I be worried?

Only residences within 200 metres of HS2 construction work and the route itself will be identified during a local authority search. A HS2 search is also of relevance to buyers within 200m of the line. In cases such as those arising from HS2, seeking compensation for noise and other factors is currently a lengthy process. Fridaysmove do not intend to comment on the merits of the scheme, nevertheless, the UK s current planning system, and the time it takes to implement large infrastructure schemes.

My solicitor is not on my Lender's panel - what do I do?

Lenders once permitted any solicitors' firm to join their panel. These panels were established so that firms could join and thereby perform legal work on mortgages on behalf of lenders. Recently, lenders have changed the criteria for the firms which they will accept on their panels. They have also reduced the size of their panels, removing firms which do not carry out much Conveyancing work or which they consider to have proved unsatisfactory in the past. If your conveyancing solicitor is not on your preferred lender's panel, then the lender will not instruct that firm to act in connection with the mortgage. You then have a choice:

• Instruct another firm who is on your lender's panel, or,
• Find a mortgage from a different lender

You could also choose to work with your current solicitor, but you will have to pay the lender's costs in addition to your own, as they will instruct a member of their panel. Consider these issues if you are intending to stay with your solicitor rather than opt for your mortgage lender's choice:

• You will have to pay your lender's legal costs
• By being required to send documents to the lender's solicitors, delays will inevitably occur
• You will be unable to contact the lender's firm directly, as they will be acting for the lender rather than you

Looking for a mortgage lender with a branch in Beaconsfield, Buckinghamshire, try:

• Barclays Bank plc, 7, Station Parade, HP9 2PH - Tel: 0845 7555555
• Halifax, 1, The Highway, HP9 1RL - Tel: 01494 653902
• Lloyds TSB Bank plc, 3, Burkes Parade, HP9 1NR - Tel: 0845 3000000
• NatWest Bank plc, 1, Penn Rd, HP9 2PU - Tel: 0845 6002803

Qualifying for stamp duty relief in Beaconsfield

Designated areas as 'disadvantaged areas' may qualify for relief from stamp duty. Local government wards or electoral divisions are used to define the boundaries of these. For homes bought for less than £150,000, this relief may be available. If it is suspected that a property is located in a disadvantaged area, further enquiries are required to be made to the local council or authority. That said, for any purchase below £150,000, it is worth making a simple postcode search to find out if a property is in a Disadvantaged area. This search may not be 100% reliable, particularly in the case of new builds.