The conveyancer who assisted with my previous purchase has given a fee estimate £1700 for fixed fee conveyancing in Shepperton. I’m looking to sell a Victorian property for £250,000. Are the quoted fees excessive? Is it above the norm for conveyancing in Shepperton?

The estimate does seem a tad overpriced. If you are happy to spend time scrutinising charges you could get the conveyancing a bit cheaper by as much as £100 plus VAT. On the other hand, you couldlive to rue choosing an an unknown conveyancer. Don't forget to ensure that the solicitor can represent your lender. You can use our comparison tool to find a Shepperton conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Shepperton.

Having sold my house in Shepperton last September yet the purchaser is calling me to say her conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities following completion?

Following your disposal your conveyancer should forward the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer should also send confirmation that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion requirements unique to conveyancing in Shepperton.

I am purchasing a new build house in Shepperton with a mortgage from Lloyds TSB Bank. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my lawyer about this extras as it may impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

My father has suggested that I use his conveyancers in Shepperton. Should I use them?

No doubt it’s preferable to select a conveyancing lawyer is to have referrals from friends or relatives who have actually previously instructed the conveyancer you're considering.

My partner and I are purchasing a garden flat in Shepperton. At the point of instructing our conveyancing practitioner, we were told they were on all major UK bank panels. The financial adviser emailed just now to say that they don't appear to be on the Co-operative approved list. Were it to be true, what should we do? Should we simply pick a different lawyer that is on their approved list or should we pay for dual representation, with Co-operative appointing their own approved conveyancer.

If you are acquiring a property needing a mortgage it is normal for the buyer’s lawyers to also act for the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to satisfy. Some mortgage companies now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should call Co-operative and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Co-operative's conveyancing panel as you are at liberty to use your preferred Shepperton lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another property lawyer into the equation.