I chose a Arnside based lawyer for my conveyancing in Arnside last week. After carefully reading the Terms and Conditions it is apparent thatI am liable for costs even if the sale aborts. Should I ditch them and choose a web based conveyancing brokerage offering no move no charge conveyancing in Arnside?

It is usually ‘give and take’ in that if "No Sale No Fee" is available then the conveyancing charges will tend to be be higher to counteract the cases that do not go ahead. You should be mindful that such schemes rarely cover outlay by way of example Arnside conveyancing search costs.

How up to date is your search tool for Arnside conveyancing solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?

Arnside conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.

I have decided to exercise my right to buy my property in Arnside off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

I currently have a mortgage with Nottingham for my property in Arnside. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?

Nottingham must be informed of your intention prior to renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel lawyer.

Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Arnside solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Arnside surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

My husband and I are FTB’s - agreed a price, but the selling agent has warned us that the seller will only move forward if we appoint the agent's preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer who is familiar with conveyancing in Arnside

We suspect that the owner is not behind this request. If they desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Arnside conveyancing solicitors - not the ones that will earn their negotiator at the agency a referral fee or achieve conveyancing thresholds demanded by HQ.

I have been told by various family members that it should take 6-8 weeks for Arnside conveyancing to complete.This was four weeks ago. The draft contract was only sent from the vendors conveyancer yesterday so does the time start running now?

There is no conventional timeframe for conveyancing in Arnside, or any area in the UK. You simply have to make sure your finances are in place and wait for the rest to come to you eventually.