I instructed a local solicitor for my conveyancing in Windsor today. After carefully reading the Ts and Cs I seeI am liable for charges even if the dealdoes not proceed. Should I ditch them and use an on-line firm promising no-sale-no-fee conveyancing in Windsor?

It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be more expensive to offset the cases that abort. Please beware that such deals generally do not protect you from expenses such as Windsor conveyancing search expenses.

A friend informed me that in buying a property in Windsor there may be various restrictions preventing external changes to the property. Is this right?

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

We expect to receive a OIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Windsor solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Windsor solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

I was told three weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Windsor is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

About to purchase a new build apartment in Windsor. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Windsor

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

Due to the guidance of my in-laws I had a survey completed on a property in Windsor ahead of appointing solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies may not give a loan on such a house.

It depends who your proposed lender is. HSBC has different instructions from Halifax. If you call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Windsor. Conveyancing will be smoother if you use a solicitor in Windsor especially if they are accustomed to such properties in Windsor.

The conveyancers carrying out our conveyancing in Windsor has forwarded papers to review that state the land is unregistered with epitome documents. How can it be that the property not yet recorded at HM Land Regsitry?

Over ninety percent of property in Windsor is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Windsor conveyancing solicitors will be capable of dealing with such matters but where uncertainty reigns the standard guidance presently appears to be for the vendor’s solicitor to register the title first and thereafter deal with the transfer to the buyer - this will predictably result in a significant delay.