My friend's step-father is a conveyancer. I expect that I'll be able to get friends and family fee for conveyancing, However if that does not come materialise, what kind of costs would I typically be looking at for conveyancing in Fulwell?

It’s a good idea to obtain multiple conveyancing quotes. Make use of our search tool on this page. Whilst quotes will vary but the service one can expect are distinct between law firms as is true with most professions.

There are plenty of conveyancing solicitors in Fulwell but how do I know who's good?

We would encourage you not to go for the cheapest Fulwell conveyancing fees. 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 am buying a 3 bedroom semi in Fulwell. Our aim is to convert the garage to a playroom at the property.Will the conveyancing process involve checks to ascertain if these works are permitted?

Your solicitor should check the registered title as conveyancing in Fulwell will occasionally identify restrictions in the title deeds which prohibit categories of changes or necessitated the permission of a 3rd party. Many additions require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I am selling my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being a right pain. The Fulwell solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

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

I'm purchasing a new build house in Fulwell with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of extras instead. The estate agent suggested that I not inform my lawyer about the deal as it will adversely affect my mortgage with the bank. Is this normal?.

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

In my capacity as executor for the will of my grandfather I am selling a house in Cardiff but live in Fulwell. My solicitor (who is 300 kilometers awayhas requested that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Fulwell to attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Fulwell

When it comes to my conveyancing in Fulwell should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Fulwell conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.