Our family lawyer has quoted £1700 for leasehold conveyancing in Cannington. I’m looking to sell a newly refurbished detached home for £200,000. Is this overpriced? Is it in excess of the norm for conveyancing in Cannington?

The quote is slightly on the steep side. If you shop around you may be able to get the conveyancing a bit cheaper by as much as a hundred pounds. On the other hand, you maycome to rue opting for an an unknown lawyer. If is important to check the solicitor can act for your bank. You can make use of our search tool to get a quote a Cannington conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Cannington.

My apartment in Cannington is up for sale and I have a purchaser. Will the conveyancer need to be required to be on the HSBC conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the HSBC conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.

We are downsizing from our house in Cannington and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Cannington. We have lived in Cannington for 4 years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I'm purchasing a new build house in Cannington with a mortgage from Norwich and Peterborough Building Society. The sellers would not reduce the price so I negotiated £7000 of additionals instead. The house builders rep told me not to tell my lawyer about the extras as it would affect my mortgage with the lender. Should I keep quiet?.

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're new to the buying process - agreed a price, yet the property agent told us that the seller will only issue a contract if we appoint the agent's recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Cannington

It is unlikely the sellers are driving this. Should the seller want ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Cannington conveyancing lawyers - not the ones that will earn their estate agent a introducer fee or hit his conveyancing targets pre-set by senior management.