Why would I appoint a Greater Manchester conveyancing firm given that web based alternatives are cheap by comparison?

By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in Greater Manchester and you should seek a reasonable quote but don’t become consumed with scouring the internet for the cheapest Greater Manchester conveyancer. Locating the right conveyancer can be the difference between a seamless and a distressing house move. You need to ensure that you have expert guidance from an experienced solicitor. An e-mail can never take the place of a phone discussion and can never replicate a face to face appointment. The firms that we work with will find you a qualified and experienced conveyancing solicitor who can handle your conveyancing from from the outset to completion, providing a level of personalised service that you are unlikely to received from an internet conveyancer. He or She will contact you regularly to update you on progress and keep you informed. If you ever need to contact the firm you will know who to ask for and we'll endeavour to make sure that you are in the know.

It is a dozen years since I purchased my property in Greater Manchester. Conveyancing lawyers have now been instructed on the sale but I am unable to track down my title documents. Will this cause complications?

Don’t worry too much. Firstly the deeds may be retained by your lender or they could be archived with the lawyers who acted in the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Greater Manchester involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.

I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Greater Manchester with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?

In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am buying a new build house in Greater Manchester with a mortgage from Alliance & Leicester . The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not disclose to my solicitor about this side-deal as it may put at risk my loan with Alliance & Leicester . Should I keep quiet?.

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 have today placed an offer on an apartment in Greater Manchester and the estate agent that we are dealing with recommended his lawyer. He quoted £800 plus VAT and 3rd party costs. Does this sound reasonable?

You should not rely on a single quote. One should seek like-for-like quotes for your conveyancing in Greater Manchester. Then pick one that you trust and just as important, is on the approved list of the mortgage company that you have applied for a mortgage from.