Recently contacted my conveyancing lawyer in Ranmoor who conducted the legals two years ago asking for a conveyancing costs illustration based on the same type of home move (a leasehold residence and a freehold premises) of similar values with a home loan from Nationwide Building Society. It looks as though am now being charged twice the amount. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?

The estimate does seem a little steep. If you are content to expend time comparing costs you may be able to get the conveyancing a bit cheaper by perhaps £100 plus VAT. On the other hand, assuming were satisfied with the assistance the firm gave you mightcome to rue opting for an an unknown solicitor. If is important to ensure the firm can act for Nationwide Building Society. You can make use of our search tool to locate a Ranmoor conveyancing firm on the Nationwide Building Society approved list of lawyers, which can often include conveyancing solicitors in Ranmoor.

We are buying our first property. Our lawyer has messagedto check if we want to take out additional conveyancing searches. Unfortunately we in the dark as to what's needed for conveyancing in Ranmoor

The extent of Ranmoor conveyancing searches should be dictated entirely on the property, the location, the possibility of any of these risks, your familiarity of the area and risks, your overall approach to risk. What is important is that you adequately appreciate what information each search could supply. Then you can make a decision if you personally think you need that information. Where you are in doubt, ask the property lawyer to advise.

I am thinking of mortgaging my house in Ranmoor, does my lawyer need to be on the Yorkshire BS Conveyancing panel?

There is nothing to stop you using your solicitor, but Yorkshire BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I'm purchasing my first flat in Ranmoor with the aid of help to buy. The sellers refused to move on the price so I negotiated 6k of extras instead. The sale representative suggested that I not disclose to my conveyancer about this side-deal as it will put at risk my loan with Halifax. 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.

We are in the middle of purchasing a house in Ranmoor. Conveyancing solicitor has phoned to say the property is "Leasehold". Should this adversely affect our Santander valuation?

Ranmoor conveyancing does not normally involve leasehold houses. The key factor here is the length of lease and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the value significantly.

At the other end of the spectrum, if it's, say, Sixty years it will have a material impact on the value, and probably wouldn't be acceptable to the lender. The remaining lease term and ground rent will be specified in the lease which should be made available to your conveyancer.