We are buying our first property. The property lawyer has e-mailedto ask if we wish to order additional conveyancing searches. We are really unsure what's appropriate for conveyancing in Marsden

The type of Marsden conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your general attitude to risk. What matters is that you adequately understand what information the searches could supply. You may then decide if you consider that you need that search. Should you be uncertain, ask the lawyer to guide you.

At what point will exchange of contracts take place for residential conveyancing in Marsden and am I required to attend the lawyers branch?

Where you are local to one of the conveyancing solicitors in Marsden you are invited in to sign contracts. However, the lender approved solicitors we recommend offer a nationwide conveyancing service and give as equally diligent and professional a job for you when dealing with you by post or email. The executing of the contract is not the important part. A signed contract is necessary for the firm to address the formalities at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Marsden)to be in the office available at the end of the phone to exchange contracts.

I am looking for a ground for flat up to £305k and identified one near me in Marsden I like with amenity areas and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in Marsden in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the shortness of the lease may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

I was advised by numerous estate agents in Marsden to locate a solicitor using your seach tool. What’s the financial inducement for Estate Agents to promote your lawyers rather than alternative conveyancing organisations?

We refuse to make any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

Builders have recommended to me a conveyancing practitioner and I've sought a quote from them. They are almost £400 cheaper than my family Marsden conveyancing practitioner. Should I use them?

Developers often have lists of solicitors who are quick and who know the seller’s documentation and conveyancer. Plenty of developers offer an incentive to choose a preferred solicitor for this reason, any increased fees can be avoided and a builder won't put forward a conveyancing factory and run the risk of having the conveyancing stall when they demand an exchange in 28 days. The argument for not agreeing to use the recommended lawyer is that they may prove reluctant to fight for your interests for fear of upsetting the housebuilder. Where you have concerns that this may be the situation you should stick with your high street Marsden solicitor.