We are purchasing a house in Long Sutton. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am assisting my niece sell her house in Long Sutton. Does the conveyancing solicitor arrange an energy performance certificate or it is for the seller to coordinate?

After the abolition of Home Information Packs, EPC’s was retained a required element of moving house. An EPC must be commissioned prior to the property being marketed. It is not a task that conveyancers normally arrange. Where you are using a Long Sutton conveyancing solicitor they may help arrange EPC’s given their relationships with long established local accredited person

My solicitor has informed me that flying freehold insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Long Sutton?

The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

We are downsizing from our house in Long Sutton and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in Long Sutton. Having lived in Long Sutton for many years we know that this is a non issue. Should we contact our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of 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 health insurance to cover that same ailment)

I'm purchasing my first flat in Long Sutton with a mortgage from Godiva Mortgages Ltd. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about this deal as it will jeopardize my mortgage with Godiva 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 have been pointed in your direction by a few property agents in Long Sutton to select a solicitor using your seach tool. What’s the financial incentive for Estate Agents to recommend your services over alternative conveyancing organisations?

We refuse to give any commission for directing people our way. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

My husband and I are 14 days into a leasehold purchase having been directed to a firm by the estate agent to perform conveyancing in Long Sutton. I am am very frustrated with the quality of service. Can you you assist me in finding new solicitors?

They would have to be very bad in order to consider changing them. Has your mortgage offer been issued? If so you will need to make them aware of the replacement conveyancer and get the mortgage documents are issued to the new lawyers. Your conveyancer needs to be on the lenders panel to avoid added expenses and delays. So that should be your starting point. Our find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Long Sutton