We selected a Gamston based firm for my conveyancing in Gamston today. After carefully reading the official terms of business I notewe are liable for costs even if our purchase doesn't happen. Should I ditch them and choose a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in Gamston?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the fee levels will generally be more expensive to offset those conveyances that do not proceed. Do bear in mind that these offerings rarely cover expenditure e.g. Gamston conveyancing search fees.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather instruct a Gamston based conveyancing firm?

Do check but the chances are that appoint one of their panel solicitors should you take up the "fee-free" incentive. Call the mortgage company and determine if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Gamston.

Have just purchased a probate house at auction in Gamston. Conveyancing is required. What are my next steps?

Now that you have legally committed yourself to purchase you must instruct a conveyancing practitioner soon as you are faced with a tight a drop dead date to complete the purchase. Every auction property will ordinarily have an associated legal set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must pass this on to the solicitor working for you at the earliest opportunity. You also need to ensure that you have funds in place to complete the transaction on the set completion date.

Is it the case that all Gamston CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved solicitors?

A selection of banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

The mortgage over my property is with Yorkshire BS for my property in Gamston. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?

Your original mortgage agreement with Yorkshire BS will provide that you need their approval prior to letting out your property as this is likely to be a breach of Yorkshire BS’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 Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel firm.

I'm buying my first flat in Gamston with a mortgage from Virgin Money. The developers would not move on the price so I negotiated 6k of extras instead. The sale representative told me not reveal to my conveyancer about this side-deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

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.

I am short of a 10% deposit on my apartment purchase in Gamston , but I am keen proceed. What can I do?

You can agree a lesser deposit. Many property owners will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute