We chose a local firm for our conveyancing in Oldland recently. Upon checking the Terms and Conditions I seewe are responsible for charges even if the dealfalls through. Should I ditch them and use an internet conveyancing brokerage promising no move no charge conveyancing in Oldland?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be more expensive to cover those cases that abort. Please beware that these arrangements rarely protect you from expenditure for instance Oldland conveyancing search expenses.

What is the first thing I need to know about purchase conveyancing in Oldland?

You may not hear this from too many lawyers but conveyancing in Oldland and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and others involved in the ownership transfer. For example, the vendor, selling agent and sometimes the mortgage company. Selecting a law firm for your conveyancing in Oldland is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to look after your best interests and to protect you.

Every so often a third party with a vested interest may try and persuade you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by claiming that your lawyer is wrong. Or your financial adviser may tell you to do something that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Oldland building society branch on numerous occasions and was informed it wasn't an issue and they will lend. My Oldland conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.

Your property lawyer has to comply with the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being problematic. The Oldland solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.

Intending to buy a house in Oldland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Oldland conveyancer is on the Nationwide conveyancing panel.

I completed on my flat on 7 July and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Oldland advises it will be dealt with in less than a month. Are properties in Oldland particularly slow to register?

There is nothing unique about conveyancing in Oldland registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and if the Land registry have to notify any interested parties. At present approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Historically registration is effected after the purchaser has moved in to the property therefore registration formalities is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.

My husband and I are 18 days into a residential purchase having been referred to conveyancers by the high street agent to handle our conveyancing in Oldland. I am am starting to be disappointed with the level of service. Could you help me find new conveyancers?

A conveyancer would need to be really poor to suggest diss instructing them. Has the loan offer been generated? In the event that it has you need to inform them of the new contact details and get the loan are re-sent. The conveyancer should be on the mortgage company panel to avoid supplemental expenses and delays. That should be your starting point. The find a solicitor tool should assist you in finding a bank approved conveyancer for your home move in Oldland