My fiancee and I are buying our first home. The lawyer has texted usto see if we want to take out extra conveyancing searches. Unfortunately we in the dark as to what's necessary for conveyancing in The Meadows

The scope of The Meadows conveyancing searches should be triggered based entirely on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your overall attitude to risk. What is important is that you properly appreciate what information each search could supply. You may then make a decision if you personally think you need that search. Should you be unclear, ask the conveyancing practitioner to explain.

When reading consumer advice sites for a cheap lawyer in The Meadows, most post that I should use a CQS assured lawyer. Can you explain what CQS is?

The Meadows Conveyancing Quality Scheme practices have obtained certification under the Law Society's Scheme (CQS) CQS was created to promote high standards in the home moving process. CQS helps home movers to identify practices that provide a quality residential conveyancing. The Meadows is one of locations in England and Wales in which CQS have offices. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.

The deeds to my property are lost. The lawyers who conducted the conveyancing in The Meadows 5 years ago are no longer around. What are my options?

Gone are the days when you need to hold title original deeds to prove you own the land or property, given that the Land Registry have everything they need in a digital format.

I am purchasing my first flat in The Meadows with a loan from Nationwide Building Society. The developers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my solicitor about this side-deal as it may put at risk my mortgage with Nationwide Building Society. Do I keep my lawyer in the dark?.

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.

Do online conveyancing companies do everything a local The Meadows solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in The Meadows?

Where you use an online conveyancer they will cover all the work your The Meadows solicitor will cover.