I went with a Marks Gate based firm for my conveyancing in Marks Gate yesterday. Upon checking the Ts and Cs it is apparent thatI am on the hook for charges even where the transaction does not complete. Should I go with them or use a web based lawyer advertising no move no charge conveyancing in Marks Gate?

Generally there is a concession along the lines that if "No Completion No Fee" is available then the fee levels will tend to be be uplifted to cover those conveyances that do not proceed. Please beware that such deals generally do not cover expenditure for instance Marks Gate conveyancing search costs.

My husband and I changing mortgage lender for our maisonette in Marks Gate with Leeds Building Society. We have a son approaching twenty who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two concerns (1) Is this document specific to the Leeds Building Society conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Leeds Building Society conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Leeds Building Society. This is solely used to protect Leeds Building Society if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Leeds Building Society had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

My grandmother passed away last year and as sole heir and executor I was left the property in Marks Gate. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?

If you plan to re-mortgage then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.

There are a variety of conveyancing solicitors in Marks Gate but how do I know who's good?

Do not opt for the cheapest Marks Gate conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a Marks Gate property lawyer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

I am due to exchange contracts on my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Marks Gate solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Am I best advised to appoint a Marks Gate conveyancing solicitor based in the area that I am hoping to buy? We have a good friend who can carry out the legal formalities but his firm is located over three hundred kilometers away.

The primary upside of using a local Marks Gate conveyancing practice is that you can pop in to sign paperwork, deliver your ID and apply pressure on them if necessary. Having local Marks Gate know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and in the main were happy that should outweigh using an unfamiliar Marks Gate conveyancing lawyer just because they are local.