IfI was to buy a straightforward propertyin Wollaton mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Wollaton?

Any savings you would achieve will be limited to the Wollaton conveyancing searches. Your property lawyer still be obliged to do everything else - money laundering, liaising with your vendors conveyancing practitioner, SDLT return, register the property etc. A marginal saving might be made by not having to register a mortgage but it won't be a lot.

It is is a decade since I acquired my property in Wollaton. Conveyancing lawyers have just been retained on the sale but I can't locate the deeds. Is this a major issue?

Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they could be in the possession of the lawyers who oversaw the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Wollaton relates to registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.

I have been told by my solicitor that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Wollaton?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such policies.

When it comes to mortgage companies such as Barclays, do Wollaton lawyers incur a fee to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

After what seems like an age I have had an offer on an apartment in Wollaton accepted, but there is a chain. The sellers have offered on somewhere, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Wollaton. What should be my next step? At what point do I apply for the mortgage with Coventry BS?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Wollaton conveyancing search costs, etc). First, you should check that your solicitor is on the Coventry BS conveyancing panel. Regarding the subsequent steps this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. In a buoyant market the majority of purchasers would apply for a home loan with Coventry BS and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with searches.

I am purchasing a new build house in Wollaton benefiting from help to buy. The developers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about this extras as it will adversely affect my loan with Bank of Scotland. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

My company is wishing to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering fixed costs for commercial conveyancing in Wollaton for less than 2k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Wollaton, including the sale and acquisition of businesses as well as simply property. Whether you are hoping to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right lawyer. Regarding the charges this will depend on the structure and complexity of the deal. Please provide us with your contact information or phone us so that we may supply you with a fixed commercial conveyancing calculation.