I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Keynsham. Almost all the appartments have already been occupied. Is it really necessary to order local searches for my conveyancing in Keynsham?

If you getting a mortgage, your lender will insist on some (many) of the searches so you'll have no choice. If not, then Keynsham conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to another solicitor for your conveyancing in Keynsham.

Can I be sure that the Keynsham conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Keynsham obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your transaction.

We expect to receive a OIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Keynsham solicitors on the UBS conveyancing panel, or is it better to go independently?

You will need to appoint Keynsham solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

After what seems like an age I have had an offer on a flat in Keynsham agreed to, the vendors do however have an associated purchase. The sellers have offered on a flat, however it’s not yet tied up, and have viewings of other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Keynsham. What should be my next step? When should I get the mortgage application with Yorkshire BS going?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then valuation, Keynsham conveyancing search costs, etc). First, you must ensure that your property lawyer is on the Yorkshire BS approved list. Concerning the subsequent steps this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a rising market some purchasers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Keynsham.

My wife and I are close to exchanging contracts on the sale of our home in Keynsham and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Keynsham. Having lived in Keynsham for six years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I'm purchasing my first flat in Keynsham benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my conveyancer about this deal as it will put at risk my loan with Skipton Building Society. Is this normal?.

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 need to retain a conveyancing solicitor for residential conveyancing in Keynsham. I've stumble across a site which seems to have the perfect offering If it is possible to get all this stuff done via email that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?