I am in the market for a reasonably priced property lawyer. Should I go for for an internet conveyancer as opposed to a family Niton conveyancing lawyer?

Existing third party relationships is an important consideration when appointing conveyancing solicitors. Niton law firms enjoy long term relationships with lenders and property, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Hosting a wealth of experience in the local area is an advantage.

My lawyer in Niton is not listed on the National Westminster Bank Solicitor Panel. Can I still use my family solicitor notwithstanding that they are not on the National Westminster Bank panel?

Your options are as follows:

1. Complete the purchase with your existing Niton lawyers but National Westminster Bank will need to instruct a solicitor on their list of acceptable firms. This will result in additional total legal charges as well as result in delays.
2. Get a new solicitor to to deal with the conveyancing, not forgetting to check they are on the National Westminster Bank panel

I am helping my sister sell her property in Niton. Does the conveyancing solicitor order an energy assessment or it is for the owner to coordinate?

After the abolition of Home Information Packs, energy performance certificates was kept a mandatory component of selling a house. An energy performance certificate needs to be commissioned prior to the property being advertised. This is not something that lawyers ordinarily arrange. If you are instructing a Niton conveyancing solicitor they may be able to arrange energy assessments given their relationships with long established Niton accredited person

Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Niton conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?

There is no definitive answer here. Have Yorkshire BS completed the valuation? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have paid off my mortgage with Aldermore. I assume I don't need a Niton solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

As co-executor for the will of my father I am selling a property in Neath but reside in Niton. My lawyer (who is 235 miles awayneeds me to execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Niton who can attest this legal document for me?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Niton

I have miscalculated my finances and am a few grand short a 10% deposit on my apartment purchase in Niton , but I still want to exchange. What can I do?

You can agree a lesser deposit. Many sellers will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute