I selected a Frodsham based firm for our conveyancing in Frodsham today. Reviewing the terms of engagement I seewe are responsible for costs even if the sale aborts. Would I be best advised to select an on-line firm advertising no move no charge conveyancing in Frodsham?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be more expensive to counteract those transactions that do not go ahead. Please beware that such promotions tend not to cover expenses for instance Frodsham conveyancing search charges.

I require conveyancing for an apartment in a fairly new development (seven years built) in Frodsham. Almost all the flats are already disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Frodsham?

If you getting a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Frodsham conveyancing searches are for you to decide upon. Your solicitor, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Frodsham.

We expect to receive a OIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Frodsham solicitors on the Principality conveyancing panel, or is it better to go independently?

You will need to appoint Frodsham solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I have decided to exercise my right to buy my property in Frodsham off the council. I have a mortgage agreed with UBS. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being problematic. The Frodsham solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying a new build house in Frodsham with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not disclose to my conveyancer about this deal as it will affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

We are first time buyers just having agreed a price on a property in Frodsham, and are about to get solicitors lined up. I have used the numerous comparison based websites and the results are from all across the country. Is it necessary to have a Frodsham lawyer local to your potential new home? We are fine to do all the communicating electronically, but I am thinking at some stage we may need to visit the conveyancing practitioner's office to sign contracts?

The solicitor does not have to be in Frodsham, but choosing local means that you have the option to go in if needed, by way of example, if a signature is needed urgently. In addition, a Frodsham solicitor is likely to be familiar with local agents and (if the vendor has instructed a local lawyer) with them, which should help smooth the process.