My husband and I are approaching an exchange on a flat in Stokesley and my mum and dad have sent the ten percent deposit to my property lawyer. I am now told that as the deposit has not arrived from me my solicitor needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?

The lawyer is legally required to check with lender to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only report this to your bank if you agree, failing which, your lawyer must cease to continue acting.

I am buying a semi-detached house in Stokesley. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Stokesley you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Stokesley.

Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Stokesley. Do I receive the keys to the premises on completion from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Stokesley?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be able to receive the keys from the selling Agents and move into your new home. Usually this happens early afternoon.

Can I be sure that the Stokesley conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Stokesley seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.

I have paid off my mortgage with Nottingham. I assume I don't need a Stokesley property lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

Me and my brother own a terraced Edwardian property in Stokesley. Conveyancing solicitor represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stokesley and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing lawyer who conducted the work.

I was recommended by two or three local selling agents in Stokesley to select a solicitor using your seach tool. What’s the financial incentive for Estate Agents to market your site rather than alternative conveyancing organisations?

We don’t offer any referral fee for sending work to this site. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.