AssumingI were to purchase a freehold homein Melling mortgage fee and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Melling?

Any savings you would achieve would be limited to the disbursement for searches. A lawyer still got to do everything else - money laundering, correspond with your sellers property lawyer, stamp duty submission, register the property etc. You might save a bit for them not needing to register a charge however it won't be significant.

It is is a decade since I acquired my property in Melling. Conveyancing lawyers have just been appointed on the sale but I am unable to find my title documents. Is this a problem?

Don’t worry too much. Firstly there is a possibility that the deeds will be with your mortgage company or they could still be with the solicitor who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Melling involves registered property but in the unlikely event that your home is not registered it is more of a problem but is resolvable.

I have been told that property searches are the primary cause of delay in Melling house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Melling.

I am buying a new build house in Melling with the aid of help to buy. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this side-deal as it will affect my mortgage with the bank. 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 have recently placed an offer on an apartment in Melling and the estate agent that we are using suggested his solicitor. He quoted a thousand pounds plus VAT and disbursements. Does this sound like a good deal?

Don't just go on 1 estimate. One should seek like-for-like quotes for your conveyancing in Melling. Then pick one that you trust and crucially, is on the approved panel of the bank that you have applied for a mortgage from.