In the event thatI were to buy a simple residential propertyin Coombe Dingle for cash and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Coombe Dingle?

The only reduction in fees you would make on is the disbursement for searches. A solicitor still be obliged to do everything else - money laundering, liaising with your vendors solicitor, stamp duty return, register the property etc. You might save a bit for them not needing to register a mortgage however it will not be a lot.

My partner and I are downsizing from our property in Coombe Dingle and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Coombe Dingle conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing firm rather than a conveyancing solicitor in Coombe Dingle. Having lived in Coombe Dingle for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing lawyer already. What do they say? You need to 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 illness)

My wife and I purchased a renovated Georgian house in Coombe Dingle. Conveyancing lawyer represented me and Britannia. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Britannia to clarify?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Coombe Dingle and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the conveyancing.

I'm purchasing my first flat in Coombe Dingle with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of additionals instead. The property agent advised me not to tell my conveyancer about this extras as it would adversely affect my loan with the lender. Is this normal?.

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.

I have been advised by two or three local estate agents in Coombe Dingle to choose a solicitor using your seach tool. Is there a financial advantage for Estate Agents to promote your services over a competitor’s?

We refuse to give any commission for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.