We instructed a local lawyer for my conveyancing in Easingwold yesterday. Looking through the terms of engagement I seewe are liable for fees even where the conveyance does not complete. Should I go with them or choose a web based conveyancing company promoting no completion no cost conveyancing in Easingwold?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will generally be uplifted to cover those cases that abort. Please beware that such offerings tend not to protect you from expenses e.g. Easingwold conveyancing search costs.

I require conveyancing for a flat in a relatively new development (seven years built) in Easingwold. The vast majority the properties have already been occupied. Is it really necessary to order conveyancing searches for my conveyancing in Easingwold?

You would be opening yourself up to an unnecessary risk in refusing to carrying out Easingwold conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that you have them. If timings and driving down costs are top of your concerns you should consider with your solicitor about the options such as lack of search insurance available to you

I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being pedantic. The Easingwold solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Easingwold solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Easingwold postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Easingwold.

My offer on a property in Easingwold has been accepted, but there is a chain. The owners have offered on somewhere, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a local conveyancing solicitor in Easingwold. What do I do now? At what point do I apply for the mortgage with Kent Reliance?

It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then valuation, Easingwold conveyancing search fees, etc). First, you should check that your property lawyer is on the Kent Reliance approved list. As to the subsequent steps this very much dictated by the circumstances of your transaction, attraction to this property and on the state of the market. During a rising market some purchasers would apply for the mortgage with Kent Reliance and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.

Am I right to be concerned by estate agents that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Easingwold conveyancing firm?

As is the case with lots of service providers, often referrals from relatives can be worth their weight in gold. Yet there are numerous parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all put forward solicitors to instruct. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the discretion to appoint your own lawyer. You need to be aware that many lenders operate an approved list of lawyers you are obliged to use for the mortgage related work in your home move.

I need to find a lender panel solicitor in Easingwold. Can you assist?

Unfortunately it’s not apparent why you need a Easingwold panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Easingwold are on their panel . If you do find such a firm in Easingwold not listed please direct them to our site to list. After all the cost is only one £1 a month