We instructed a high street firm for our conveyancing in Knottingley yesterday. Upon checking the small print I noteI am responsible for fees even if the sale doesn't happen. Should I ditch them and choose an on-line solicitor practice promoting no completion no charge conveyancing in Knottingley?

Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be uplifted to offset the transactions that do not proceed. Dont forget that such schemes rarely cover expenditure such as Knottingley conveyancing search costs.

As I am unsure how the conveyancing bit works what is the most important advice you can impart about purchase conveyancing in Knottingley?

You may not hear this from too many lawyers but conveyancing in Knottingley and elsewhere in West Yorkshire is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for conflict between you and other parties involved in the home moving process. E.g., the vendor, estate agent and even potentially the lender. Choosing a solicitor for your conveyancing in Knottingley is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to protect your best interests and to protect you.

We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your solicitor above all other players in the conveyancing process.

We are aiming to move home in October. Will my conveyancing solicitor update the removal company on the completion day. Incidentally, can you put forward a removal company in Knottingley. Conveyancing solicitor was organised prior to coming across your website.

On the day of completion you will need to collect the house keys from your selling agent but this should only occur once the vendors conveyancers advise the agent that they have the completion monies and the keys can be collected. After that you will need to tell the removal men that you are ready to move in. We do not suggest a specific removal company but can help you choose a conveyancing in Knottingley or a legal practice with expertise in conveyancing in Knottingley.

We previously chose conveyancing lawyers based in Knottingley on the Santander solicitor approved list. They are now charging me a separate sum for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?

Provided it is contained in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. The charge is not dictated by Santander but by your Knottingley conveyancing practitioner. Numerous firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.

My wife and I have organised a further advance on our mortgage from Lloyds as we wish to carry out a loft conversion to our house in Knottingley. Are we obliged to select a nearby Knottingley solicitor on the Lloyds conveyancing panel to handle the legals?

Lloyds don't usually appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.

I'm purchasing my first flat in Knottingley benefiting from help to buy. The developers refused to budge the price so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my lawyer about the deal as it would impact my loan with Skipton Building Society. Should I keep quiet?.

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 what way can the Landlord & Tenant Act 1954 affect my commercial offices in Knottingley and how can your lawyers assist?

The 1954 Act gives a safeguard to commercial leaseholders, granting the right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Knottingley