I hired a local firm for our conveyancing in Oldland recently. After carefully reading the fine print it is apparent thatwe are liable for charges even where the transaction does not complete. Should I go with them or instruct an on-line lawyer advertising no-sale-no-fee conveyancing in Oldland?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will generally be more expensive to offset those cases that abort. Please beware that such offerings generally do not cover expenditure such your Oldland conveyancing search costs.

Do banks and building societies provide you with an approved list of Oldland conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?

Oldland conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

I am buying a 4 bedroom semi-detached house in Oldland. Our aim is to carry out an extension to the side at the house.Will legal work on the property include enquiries to determine if these works are prohibited?

Your solicitor will review the deeds as conveyancing in Oldland will occasionally reveal restrictions in the title documents which prevent certain works or necessitated the permission of a 3rd party. Many works need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

My partner and I are spending time viewing apartments in Oldland and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Nottingham.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are obtaining a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.

I recently had an offer agreed on a house in Oldland. My financial adviser suggested a property lawyer. I paid an on account payment of £175. Not long after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am purchasing my first flat in Oldland with a loan from Barnsley Building Society. The developers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not inform my lawyer about the extras as it may impact my loan with Barnsley Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

My step-father has encouraged me to use his lawyers for conveyancing in Oldland. Do I take his advice?

Much as we are happy to recommend a Oldland conveyancing lawyer the ideal way to select a conveyancing practitioner is to have feedback from friends or relatives who have actually previously instructed the conveyancer that you are are thinking of instructing.