It has taken forever and a day but a mortgage offer from HSBC for the remortgage of my single room maisonette is due any day now. Can you put forward a cheap conveyancing practitioner in Hope Valley?

You are on the wrong site if you are seeking the cheapest conveyancing in Hope Valley. Our goal is to offer cost effective conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing organisations offering £99 conveyancing in Hope Valley. At best, in deciding on low cost conveyancing, you will receive what you pay for and at worst you will end up invoiced for extras and still not get the service you were hoping for.

Our god-son is purchasing a new build apartment in Hope Valley with a home loan from Virgin Money. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Hope Valley lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I am selling my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being pedantic. The Hope Valley solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

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

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hope Valley solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hope Valley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Should I be concerned by brokers that I am dealing with are recommending a nationwide conveyancing firm as opposed to a local Hope Valley conveyancing company?

As with many service providers, often recommendations from relatives can be extremely useful or valuable. Yet there are many people with a keen interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward conveyancers to instruct. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the recommendation. You are at liberty to choose your own lawyer. Don't forget that the majority of mortgage providers have an approved list of law firms you have to use for the lender aspect of your home move.

Been looking for a conveyancing practitioner for freehold sale conveyancing in Hope Valley. We are selling, simple no mortgage to pay off, no hurry, no onward purchase. Got an estimate from a conveyancing practitioner for a thousand pounds including VAT which is a little high given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Hope Valley?

As it’s a sale only, £500 + VAT would be about the cheapest for a Hope Valley solicitor firm.