IfI were to purchase a straightforward homein Great Barford for cash and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Great Barford?

Any savings you would achieve would be limited to the Great Barford conveyancing searches. Your conveyancer is obliged to do the vast majority of work - money laundering, communicating with the sellers conveyancer, stamp duty return, register the property etc. A marginal saving might be made by not having to register a mortgage however it won't be meaningful.

Are all Great Barford Conveyancing Quality Solicitors on the HSBC conveyancing list of approved solicitors?

It is true that some banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

We previously selected conveyancers locally in Great Barford on the Lloyds solicitor panel. They have just billed me a supplemental sum for handling the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by Lloyds but by your Great Barford lawyer. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee and others do not.

I am selling my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being pedantic. The Great Barford 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 opted to have a survey carried out on a property in Great Barford prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks may refuse to issue a mortgage on this type of property.

It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Great Barford. Conveyancing may be slightly more expensive based on your lender's requirements.

Taking into account that I will soon spend 450k on a house in Great Barford I wish to talk to a conveyancer concerning thetransaction before giving the go ahead to the firm. Can this be arranged?

This is something that we encourage - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer due to be doing your property ownership legalities in Great Barford.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Great Barford should be the amount on the final invoice that you are charged.

We're novice buyers - agreed a price, yet the property agent advised that the seller will only go ahead if we use the agent's chosen conveyancers as they want a ‘quick sale’. We would rather use a local solicitor accustomed to conveyancing in Great Barford

We suspect that the seller is unaware of this request. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your own,trusted Great Barford conveyancing firm - not the ones that will give their estate agent a commission or achieve conveyancing figures pre-set by senior management.