This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Walton Le Dale. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Walton Le Dale?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s lawyers, and once they have received this, you should be called to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

We were going to get a DIP from Aldermore 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 Aldermore recommend any Walton Le Dale solicitors on the Aldermore conveyancing panel, or is it better to go independently?

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

After weeks of negotiation I have agreed a price on a house in Walton Le Dale. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. A couple of days later, the solicitor contacted me to say that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

How does conveyancing in Walton Le Dale differ for newly converted properties?

Most buyers of new build premises in Walton Le Dale come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Walton Le Dale tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Walton Le Dale or who has acted in the same development.

Is it possible to change solicitor as I need to appoint one who is on the Barnsley Building Society conveyancing list. I had appointed a high street conveyancing solicitor in Walton Le Dale round the corner but she is not approved by Barnsley Building Society

We will our best to assist in finding you a conveyancing solicitor in Walton Le Dale on the Barnsley Building Society panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Walton Le Dale. Using search facility on this website, you can compare fees for conveyancing solicitors in Walton Le Dale and beyond.

I am using a search engine for the phrase cheap conveyancing in Walton Le Dale it shows results of many property lawyersin the vicinity. With so much choice what is the best way to find the right conveyancer for me?

The best way of choosing the right conveyancer is via personal recommendation, so ask friends and relatives who have bought a property in Walton Le Dale or a respected estate agent or mortgage broker. Costs for conveyancing in Walton Le Dale vary, so it's sensible to request a minimum of three fee calculations from varying types of companies. Dont forget to clarify that the costs are guaranteed not to rise.

My wife and I have AIP from Coventry Building Society who said we could borrow up to £400k. At what point do I need to instruct a solicitor for conveyancing? Walton Le Dale is where we are .

You can instruct a solicitor now requesting that they open a file on your behalf. This will enable: 1) the estate agent to send out the Sales Memorandum to the relevant parties 2) the seller’s conveyancer to send out the draft agreement. That being said, do not ask your conveyancer to order searches until you have your valuation report via Coventry Building Society and you are content to move forward.