Having been referred to your web site we were going to appoint conveyancing solicitor in South Cave recommended by you but have come across alternative fee calculations via the web seem less pricey – why is this?

There are a variety of conveyancing outfits offering at first sight what seems to be very low prices. We would urge you to think long and hard about how much you respect your own move to you are willing to be penny wise pound foolish with regard to the standard of the conveyancing. Many of them highlight a low quote to catch your eye but bury additional fees in the fine print..

My son-in-law is in the process of securing a house that has just been built in South Cave with a mortgage from Leeds Building Society. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

We are getting a further advance on our mortgage from Bank of Ireland as we wish to carry out a loft conversion to our home in South Cave. Are we obliged to appoint a high street South Cave solicitor on the Bank of Ireland conveyancing panel to handle the legals?

Bank of Ireland do not ordinarily instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

Last month we had a mortgage agreed in principle with Nottingham. South Cave conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Nottingham?

Some lenders take longer than others. Have Nottingham conducted the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am currently in the process of buying my council flat in South Cave. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

My husband and I are novice buyers - agreed a price, yet the selling agent advised that the vendor will only go ahead if we appoint the agent's preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in South Cave

It is unlikely the owners are driving this. If they require ‘a quick sale', turning down a serious buyer is counter productive. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you intend to use your preferred South Cave conveyancing firm - as opposed tothe ones that will provide the estate agent a commission or achieve conveyancing thresholds set by HQ.

We have been advised by many estate agents to expect six to eight weeks for South Cave conveyancing to complete.This was four weeks ago. The paperwork was only sent to my conveyancer last week so now does it countdown?

Six to 8 weeks is an extremely rough timescale. Answering exactly how long South Cave conveyancing will take is nigh on impossible. Every South Cave conveyancing transaction has it’s specific set of concerns. Accordingly your conveyancing practitioner should find it difficult to give representations as to how long it will take to complete conveyancing in South Cave.