IfI were to acquire a straightforward homein Ivybridge for cash and dispense with a survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Ivybridge?

The only reduction in fees you would make on is the Ivybridge conveyancing searches. The property lawyer still got to do everything else - money laundering, correspond with your sellers lawyer, stamp duty submission, register the ownership etc. You might save a bit for them not needing to register a mortgage however it will not be meaningful.

I am buying my first flat in Ivybridge with a mortgage from Accord Mortgages Ltd. The builders would not move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not to tell my solicitor about the extras as it could put at risk my mortgage with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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 looking for a flat up to £245,000 and found one round the corner in Ivybridge I like with a park and railway links nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Ivybridge for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

Am I right to be concerned by brokers that I am dealing with are encouraging me to use an internet conveyancing firm rather than a local Ivybridge conveyancing firm?

As is the case with many professional services, often suggestions from connections can be worth their weight in gold. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and banks may put forward lawyers to appoint. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the endorsement. You are at liberty to select your preferred lawyer. However, bear in mind that most lenders specify a panel list of law firms you must use for the mortgage related work in your transaction.

I am using a search engine for the words on line conveyancing in Ivybridge it brings up numerous conveyancerslocally. With so much choice what is the best way to find the right conveyancer for my move?

The best method of choosing the right conveyancer is through a personal testimonial, so seek the counsel of friends and family who have bought a property in Ivybridge or a local estate agent or financial adviser. Costs for conveyancing in Ivybridge differ, so it's advisable to secure at least three fee calculations from different companies. Make sure that you know that the fees are fixed.