As someone unfamiliar with conveyancing in Gainsborough what is your top tip you can give me concerning the legal transfer of property in Gainsborough

Not many law firms or advisers will tell you this but conveyancing in Gainsborough and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is an abundance of opportunity for conflict between you and others involved in the transaction. For example, the seller, estate agent and even potentially a mortgage company. Selecting a solicitor for your conveyancing in Gainsborough is a critical decision as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to look after your legal interests and to protect you.

We are witnessing a distinct emergence in the "blame" culture- someone must be at fault for the process taking so long. We recommend that you must always trust your solicitor above all other parties when it comes to the legal transfer of property.

We are buying a property in Gainsborough. I might seem paranoid but how we can trust a conveyancer? At some point we have to send our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

When it comes to lenders such as HSBC, do Gainsborough property lawyers incur a yearly amount to be on the list of approved solicitors?

We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Planning on purchasing a maisonette in Gainsborough. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Gainsborough conveyancing practitioner is on the Yorkshire BS conveyancing panel.

Are there any apps to assist me to locate a Gainsborough law firm on the Virgin Money conveyancing panel? I drive a motor bike and am prepared to travel upto 25miles to meet the solicitor.

You can use the facility on this website. Please choose the mortgage company and your location and you will see a number of Gainsborough conveyancing lawyers located nearest you. We have detailed some Gainsborough conveyancing firms towards the end of this page and you can ring them to verify if they are on the Virgin Money panel

My husband and I are FTB’s - agreed a price, yet the property agent has warned us that the vendor will only move forward if we instruct the agent's chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Gainsborough

It is unlikely the sellers are driving this. Should the owner want ‘a quick sale', alienating a genuine purchaser is counter productive. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you will continue to use your own,trusted Gainsborough conveyancing lawyers - not the ones that will give the negotiator at the agency a kickback or hit his conveyancing figures pre-set by head office.

Sixweeks into a sale of a flat in Gainsborough. Conveyancing is fine but we have been asked to pay a fortune by the freeholder. To date we have forked out £250 for a leasehold management information and then another £117.20 for answers to queries supplied by the purchaser's solicitor.

Your solicitor will unlikely have any sway over the level of the charges for this information but the typical fee for the information for Gainsborough leasehold property is £355. When it comes to Gainsborough conveyancing transactions it is standard for the owner to pay for these charges. The landlord or their agents are not duty bound to address these questions although many will be content to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no statute that mandates capped charges for administrative tasks. There is no prescriptive time limit by which they are duty bound to provide answers.