My conveyancer has informed me that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Turnpike Lane?

The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Halifax and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

Can I be sure that the Turnpike Lane conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Turnpike Lane obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your transaction.

We have a mortgage agreed in principle with Yorkshire BS. Turnpike Lane conveyancing practitioners have been chosen. 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? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We are selling our property in Turnpike Lane and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Turnpike Lane lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a factory type conveyancing firm rather than a conveyancing solicitor in Turnpike Lane. We have lived in Turnpike Lane for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who conducted the conveyancing in Turnpike Lane 10 years ago are no longer around. Will I be able to sell the house?

Assuming you have a registered title the details of your ownership will be documented by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, locate your house and obtain current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

I'm buying my first flat in Turnpike Lane with a loan from The Mortgage Works. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my conveyancer about the deal as it could impact my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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 searching the web for the phrase cheap conveyancing in Turnpike Lane it brings up many property lawyerslocally. How do I determine which is the suitable conveyancing solicitor for me?

The best method of choosing the right conveyancer is through a personal testimonial, so seek the counsel of colleagues and relatives who have bought a property in Turnpike Lane or the local estate agent or mortgage broker. Fees for conveyancing in Turnpike Lane differ, so it's a good idea to obtain at least three costs illustrations from varying types of companies. Be sure to obtain confirmation that the fees are fixed.