I went with a Lamorbey based solicitor for our conveyancing in Lamorbey last week. Going through the official terms of business I noteI am responsible for charges even if the dealdoes not proceed. Should I ditch them and appoint an on-line solicitor practice advertising no completion no cost conveyancing in Lamorbey?

It is usually a trade off in that if "No Sale No Fee" is offered then the conveyancing charges will generally be higher to neutralise those conveyances that do not go ahead. You should be mindful that such deals tend not to cover disbursements such your Lamorbey conveyancing search costs.

A colleague recommended that if I am buying in Lamorbey I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Lamorbey conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Lamorbey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Lamorbey.

How easy is it to use your search app to select a conveyancing practitioner in Lamorbey on the approved list for my bank?

First pick a mortgage company such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or Aldermore then choose your location e.g. Lamorbey. Conveyancing practices in Lamorbey and nationally will then be identified.

In my capacity as executor for the will of my grandmother I am selling a residence in Cardiff but I am based in Lamorbey. My conveyancer (who is 260 miles awayneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Lamorbey to witness this legal document for me?

Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Lamorbey based

My work colleague mentioned that before selecting a conveyancing lawyer they must be approved by your lender. This is my first home move but I have an AIP from Halifax and I already have a bricks and morter conveyancing solicitor in Lamorbey lined up. Can Santander need an approved solicitor to be instructed? Does a directory of panel firms even exist for my conveyancing in Lamorbey?

You need to instruct a solicitor that is on the Santander panel. Just telephone your chosen Lamorbey conveyancing solicitor and ask if they are on the Santander panel. If they are not approved you have numerous alternatives available to you here:

• Carry on with your chosen Lamorbey conveyancer but Santander will need to instruct a conveyancing practitioner from their approved panel. The net impact is additional cost together with likely frustration.
• Choose a new lawyer to act in the purchase, obviously checking they are on the Santander conveyancing panel.
• Convince your property lawyer to seek to join the mortgage company panel.