Forgive me if this question is silly but I am unexperienced as a first time buyer of a ground floor flat in Enderby. Do I collect the keys to the house on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Enderby?

On the day of completion you do not need to attend the conveyancers office in Enderby. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be able to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

Two weeks ago we had a mortgage agreed in principle with Nationwide. Enderby conveyancing solicitors are chosen. How long does it take for Nationwide to forward the offer to the lawyer?

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

We expect to receive a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Enderby solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Enderby solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I purchased my home on 14 July and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Enderby advises it will be recorded inside ten days. Are titles in Enderby particularly slow to register?

As far as conveyancing in Enderby is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry communicate with any other parties. At present in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Historically registration occurs once the new owner has moved in to the property therefore 'speed' is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

I'm purchasing my first flat in Enderby benefiting from help to buy. The developers would not move on the price so I negotiated 6k of extras instead. The estate agent told me not disclose to my solicitor about the extras as it could adversely affect my loan with The Mortgage Works. Should I keep quiet?.

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.

I was recommended by a few estate agents in Enderby to find a solicitor on your site. Is there a financial upside for Estate Agents to recommend your site ahead of alternative conveyancing organisations?

We don’t give any referral fee for sending work to this site. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

As co-executor for the will of my uncle I am disposing of a property in Swansea but I am based in Enderby. My conveyancer (based 300 miles awayhas requested that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Enderby who can attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Enderby based