Having been suggested to visit your service we were going to appoint conveyancing solicitor in Bakewell found using your search tool but have come across some other estimates via the web seem less pricey – how come?

There are many firms of conveyancers marketing at first sight what seems to be extremely cheap conveyancing in Bakewell. Our recommendation is to think twice about how important this transaction is to you that want to take 'cheap' risks with regard to the standard of the legal work. Many of them accentuate a budget quote to catch your eye but conceal supplemental charges in the small print..

I have given 8 weeks notice to my current landlord and have to leave my let out apartment in Bakewell by 23/4/2025. Conveyancing on my purchase is underway. Can I complete in 4 weeks as I wish to avoid having to find short term accommodation?

Generally one should not serve notice on a rental until you have exchanged. If you have not previously done so, speak to your conveyancer and request that they cajole the owners side, try to get a realistic time scale from them that all parties will look to achieve

We wanted to use a property lawyer in Bakewell for our house move. Our financial adviser informed us that our bank The Royal Bank of Scotland won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies in the main restrict either the type or the amount of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, a few banks have limited the number of firms they allow to act for them. Be aware that The Royal Bank of Scotland have no responsibility for the quality of advice provided by any member of The Royal Bank of Scotland Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains differing opinions regarding the level of solicitor engagement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Bakewell only perform one or two conveyances per annum.

I am the only beneficiary of my late mum's estate with all property in now in my sole name, including the house in Bakewell. The Bakewell property was put into my name in January. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in January. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many lenders would take a practical view as this provision is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of properties.

When it comes to mortgage companies such as Nationwide, do Bakewell conveyancing practitioners incur a yearly amount to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

We had instructed conveyancers with offices in Bakewell on the RBS solicitor panel. They are now charging me a supplemental amount for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee set by RBS?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer may levy a fee for this. This fee is not set by RBS but by your Bakewell lawyer. Plenty of firms on the RBS panel will levy ’dealing with mortgage’ fee and others do not.

My in 2005. He has got married, divorced and in recent months got remarried. He will be selling the property in a few weeks. I think he will just be requested to provide a copy of his marriage certificates to the conveyancing practitioner however he is anxious it could delay the home move. Is it worth updating the land title information for the house?

You are not required to update the title for the property on the basis that you have the proof required to demonstrate how the change of name resulted.

Any purchaser’s solicitor should review the title information and need evidence by way of proof of the change of name e.g. marriage documentation.