We were about to choose a conveyancing solicitor in Gnosall recommended by you but stumbled across some other estimates on the internet look less expensive – how come?

There are numerous firms advertising alleged cut-price conveyancing, but supplementalfees end up with the final invoice totally different to the one you expected. According to the Legal Ombudsman costs listed in terms and conditions should be fair and reasonable invoiced The conveyancers that we list for conveyancing in Gnosall genuinely set out all legal fees for a standard conveyancing transaction.

Can you clarify what the consequences are if my lawyer’s firm is removed from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Gnosall?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

We have agreed to purchase a house in Gnosall. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?

As your lender is RBS your lawyer must check the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Gnosall.

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 Gnosall solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. You may wish to consider appointing your own Gnosall surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

RBS have agreed my mortgage in principle, my bid on a property in Gnosall has been accepted, now what?

Your property agent will wish to be advised as to your property lawyer's details (be sure the conveyancers are on the lender’s panel). Telephone RBS or your broker and complete any relevant paperwork. RBS will appoint a valuer who will get in contact with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. RBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Gnosall.

I am buying my first flat in Gnosall with a mortgage from Norwich and Peterborough Building Society. The sellers would not move on the price so I negotiated £7000 of extras instead. The property agent suggested that I not inform my lawyer about this side-deal as it would jeopardize my loan with the bank. 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.

What is the average legal costs for conveyancing in Gnosall?

The average cost last year for conveyancing in Gnosall was just over one thousand four hundred and fifty pounds excluding Stamp Duty and HM Land Registry charges.