We were about to instruct a conveyancing solicitor in Oakwood found by you but have come across alternative quotes via the web look less expensive – how come?

One can find numerous conveyancing organisations promoting so-called cut-price conveyancing, unfortunately it’s common in such cases for additionalcharges end up with the completion invoice being escalated. In accordance with regulatory requirements charges listed in terms of engagement should be fair and reasonable raised The solicitors that we put forward for conveyancing in Oakwood specify all charges for a standard conveyancing matter.

My partner and I are buying our first house. The solicitor has texted usto see if we want to purchase supplemental conveyancing searches. Unfortunately we are clueless as to what's appropriate for conveyancing in Oakwood

The range of Oakwood conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What is important is that you properly understand what information each search could provide. You may then decide if you personally think you need that search. If uncertain, ask the conveyancing practitioner to guide you.

Finally the sale completed on my house in Oakwood last September but the buyer keeps e-mailing daily to moan that their solicitor needs to hear from mine. What are the post completion sale legalities following completion?

Following your sale your conveyancer is obliged to deliver the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where relevant, your solicitor must also send confirmation that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There is unlikely to be post completion procedures just for conveyancing in Oakwood.

I am expecting a AIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Oakwood solicitors on the Clydesdale conveyancing panel, or is it better to go independently?

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

It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Oakwood bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Oakwood conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their specific requirements. I simply don't know who is right.

Your lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Planning on purchasing a maisonette in Oakwood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Oakwood conveyancing practitioner is on the Yorkshire BS conveyancing panel.

I'm purchasing a new build house in Oakwood with the aid of help to buy. The sellers refused to reduce the price so I negotiated 6k of additionals instead. The house builders rep advised me not reveal to my conveyancer about the deal as it would adversely affect my mortgage with the lender. Is this normal?.

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.