I instructed a Saffron Walden based solicitor for my conveyancing in Saffron Walden last week. Upon checking the official terms of business I notewe are on the hook for charges even if the movedoes not happen. Should I go with them or use a web based firm offering no-sale-no-fee conveyancing in Saffron Walden?

Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be uplifted to counteract those conveyances that abort. Also remember that these deals rarely cover expenditure e.g. Saffron Walden conveyancing search costs.

We wanted to use a conveyancing solicitor in Saffron Walden for our house move. Our broker informed us that our mortgage lenders Coventry Building Society won't deal with them. Surely this is unfair competition?

A decade ago most banks had an appetite for risk which was higher than today. Almost all Saffron Walden conveyancing firms would have been on most bank panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms regarding their operations and their employees as well as establishing certain criteria such a completing on a minimum number of conveyancing. Many Saffron Walden conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Saffron Walden is one of the hundreds of locations where the solicitors showing on our search results are are approved Coventry Building Society.

When it comes to lenders such as TSB, do Saffron Walden conveyancers face a fee to be on the list of approved solicitors?

We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

We previously instructed solicitors locally in Saffron Walden on the Clydesdale solicitor panel. They are now charging me a separate amount for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. This fee is not set by Clydesdale but by your Saffron Walden conveyancing practitioner. Plenty of firms on the Clydesdale panel will quote ’dealing with mortgage’ fee and others do not.

I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being problematic. The Saffron Walden solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

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

Do commercial conveyancing searches disclose planned roadworks that could affect a commercial site in Saffron Walden?

Many commercial conveyancing solicitors in Saffron Walden will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Saffron Walden. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Saffron Walden.

For each commercial conveyancing transaction in Saffron Walden it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Saffron Walden commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Saffron Walden.

About to purchase a new build apartment in Saffron Walden. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Saffron Walden

Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?