I require conveyancing for an apartment in a fairly new development (seven years built) in Grasmere. 95% of the flats have already been disposed of. Do I need carry out the local searches as part of conveyancing in Grasmere?

You would be taking a significant risk in failing carrying out Grasmere conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that you have them. If time pressures and price are primary concerns you should consider with your solicitor about the options such as lack of search insurance available to you

We have a mortgage agreed in principle with Santander. Grasmere conveyancing practitioners are selected. How long does it take for Santander to forward the offer to the conveyancer?

There is no definitive answer here. Have Santander completed the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am selling my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being problematic. The Grasmere solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.

Planning on purchasing a flat in Grasmere. 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 RBS 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 Grasmere property lawyer is on the RBS conveyancing panel.

About to purchase a new build apartment in Grasmere. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Grasmere

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Is there anything unique about your site and other online quote calculators for conveyancing in Grasmere?

At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Grasmere. As opposed to estate agents and many comparison sites we do not operate referral deals with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the most kickback, as opposed to the best value conveyancing in Grasmere

I have just placed an offer on a leasehold flat in Grasmere and the mortgage adviser that we are using recommended his conveyancer. They quoted £1000 excluding VAT and disbursements. Does this sound steep?

You should not rely on 1 estimate. One should obtain like-for-like quotes for your conveyancing in Grasmere. Then choose one that you trust and just as important, is on the approved panel of the bank that you have applied for a mortgage from.