AssumingI were to acquire a freehold propertyin Waltham Cross for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Waltham Cross?

Any savings you would achieve will be isolated to the Waltham Cross conveyancing searches. A is obliged to do the vast majority of work - money laundering, correspond with the sellers , SDLT submission, register the property etc. You might save a bit for them not having to register a charge however it won't be significant.

we are a couple who are purchasing a newly converted apartment in Waltham Cross with a homeloan from .We have a Waltham Cross conveyancing practitioner but advised that his firm is not listed on their "panel". It seems we are left with no choice but to instruct a panel lawyer or retain our high street solicitor and pay for a panel lawyer to represent them. This seems very unfair; is there anything we can do?

No, not really. The home loan issued to you is subject to its terms and conditions, a common one being that solicitors will be on the approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for

I have been told that property searches are a common reason for stalling in Waltham Cross house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Waltham Cross.

I opted to have a survey done on a house in Waltham Cross prior to retaining solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some banks may refuse to give a loan on this type of house.

It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Waltham Cross. Conveyancing will be smoother if you use a solicitor in Waltham Cross especially if they are familiar with such properties in Waltham Cross.

We are thinking of appointing an online rather than a Waltham Cross conveyancing practice. Am I making a mistake?

Advantages do exist in having the option attend a local Waltham Cross conveyancing solicitor for instance

• signing papers on short notice
• getting one on one explanations of matters that need explaining
• the ability to raise concerns if things go pear-shaped

When analysing estimates, look out for hidden extras. Most decent Waltham Cross high street solicitors give an all-inclusive price. Often online companies seem to offer discounted prices, yet have burried 'extras' in the small print.