At long last a mortgage offer from HSBC for the remortgage of my 3 bedroom apartment is expected by the end of next week. Could you propose a low cost conveyancing solicitor in Elmers End?

You are on the wrong site if you are seeking cut-price fees for conveyancing solicitors in Elmers End. We can offer you value for money conveyancing but our intention is not to advertise as being the cheapest. Do not be swayed by companies offering £100 conveyancing in Elmers End. The optimum outcome, in deciding on cheap conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in extras and still not end up with the service expected.

I am considering applying for a Leeds Building Society mortgage for purchase of a new build (under development) in Elmers End with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?

There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

The deeds to my house are lost. The lawyers who dealt with the conveyancing in Elmers End 4 years ago have long since closed. Will I be able to sell the house?

Assuming you have a registered title the details of your proprietorship will be recorded by HMLR under a Title Number. It is possible to execute a search at the Land Registry, locate your property and order current copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Elmers End is where the house is located. Can you shed any light on this issue?

Flying freeholds in Elmers End are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Elmers End 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 Elmers End 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.

We are contemplating appointing a web based conveyancer rather than a Elmers End conveyancing firm. Am I making a mistake?

Numerous benefits exist in being able to pop in to a local Elmers End conveyancing solicitor for example

• signing documents on short notice
• often being able to see someone face-to-face can make a huge difference, particularly for more complex house moves
• the ability to raise concerns if matters go pear-shaped

When checking quotes, look out for hidden extras. Most decent Elmers End high street solicitors give an all-inclusive figure. Often online agents seem to offer discounted fees, but have hidden 'extras' in the in the terms and conditions.