We decided to go with a local solicitor for our conveyancing in Underwood yesterday. Upon checking the Terms and Conditions I seewe are responsible for fees even where the transaction does not complete. Should I go with them or use a web based conveyancing company advertising no-sale-no-fee conveyancing in Underwood?

Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the conveyancing charges will generally be more expensive to offset the cases that do not go ahead. Dont forget that such arrangements generally do not cover expenditure such your Underwood conveyancing search charges.

I am about to complete buying a property in Underwood but as a result of wreckage from the recent storms I have was able negotiate reparation from the current proprietors in the sum of £3k in the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process however Virgin Money will not agree to this. Should they have been informed?

Your conveyancing practitioner that is on a Virgin Money conveyancing panel is obliged to advise Virgin Money of any amendments to the sale price. If you were to refuse your conveyancer to report the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new property lawyer for your conveyancing in Underwood.

I just acquired a property at auction in Underwood. Conveyancing is necessary. What is next?

Now that you are legally bound yourself to purchase you should instruct a conveyancing solicitor as a matter of priority as you now have a fast approaching a drop dead date to complete the conveyancing. An auction property will have an associated auction set of papers. This will include most,if not all of the paperwork that your lawyer requires. If you have purchased leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to pass this on to the solicitor working for you as soon as possible. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

My wife and I buying a 3 bedroom semi in Underwood. The intention is to carry out a loft conversion at the property.Will the conveyancing process involve enquiries to determine if these alterations are allowed?

Your solicitor should review the deeds as conveyancing in Underwood will occasionally reveal restrictions in the title documents which prevent certain changes or require the consent of another owner. Some extensions need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Underwood property lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Underwood is where the house is located. What do you suggest?

Flying freeholds in Underwood are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Underwood you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Underwood may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Taking into account that I will soon spend over three hundred thousand on 3 bedroom house in Underwood I wish to have a conversation with the conveyancer regarding thehome move ahead of instructing the firm. Can this be arranged?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Underwood.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Underwood should be the amount on the final invoice that you end up paying.