AssumingI were to buy a freehold housein Pontefract mortgage fee and dispense with a survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Pontefract?

Any savings you would gain would be isolated to the disbursement for searches. The lawyer still be obliged to do everything else - money laundering, correspond with the sellers property lawyer, SDLT submission, register the ownership etc. A slight saving might be made by not needing to register a charge however it won't be meaningful.

Having invested time researching mumsnet.com for an online lawyer in Pontefract, many advise that I should instruct a CQS assured solicitor. Can you explain what CQS is?

Pontefract Conveyancing Quality Scheme law firms have achieved certification under the Law Society's Scheme (CQS) The Law Society created CQS to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to identify solicitor firms that provide a quality residential conveyancing. Pontefract is one of the many areas in England and Wales in which CQS have a presence. The scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.

Forgive me if this question is silly but I am new to the house moving as FTB of a ground floor flat in Pontefract. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Pontefract?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s lawyers, and once they have received this, you will be called to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

A friend pointed out to me me that in buying a property in Pontefract there may be a number of restrictions prohibiting external changes to a property. Is this right?

There are a number of properties in Pontefract which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Pontefract should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have been advised by my lawyer that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Pontefract?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

We're novice buyers - agreed a price, yet the estate agent has warned us that the seller will only go ahead if we instruct the agent's preferred conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Pontefract

It is improbable the vendors are driving this. Should the seller require ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Pontefract conveyancing solicitors - not the ones that will earn their negotiator at the agency a referral fee or meet his conveyancing figures demanded by head office.

How and when do I cover the costs of the Stamp Duty Land Tax chargeable for my Pontefract flat purchase?

The majority of conveyancers will complete a stamp duty return on your behalf during your Pontefract purchase transaction for signature. After completion your conveyancer will submit the Land Transaction Return Form to the Tax Authorities and - as long as they have the funds - pay any Stamp Duty due for you.