How can we tell if a Yaxley conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Yaxley seeking 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 which is cheap as chips. We would always advocate that you speak with the solicitor handling your transaction.

Last month we had a mortgage agreed in principle with Bank of Ireland. Yaxley conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?

Some lenders take longer than others. Have Bank of Ireland conducted the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being a right pain. The Yaxley solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

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

I have justfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Yaxley for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Yaxley conveyancing specialists.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Yaxley is the location of the property. Is there any advice you can impart?

Flying freeholds in Yaxley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Yaxley you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Yaxley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Given that I will soon spend 450k on a garden flat in Yaxley I wish to talk to a lawyer regarding theconveyancing ahead of giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be carrying out your property ownership legalities in Yaxley.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Yaxley should be the figure that you are charged.

We are contemplating choosing a web based conveyancing practitioner as opposed to a Yaxley conveyancing practice. Any advice?

There are advantages of being able to attend a local Yaxley conveyancing solicitor for example

• signing documents and and when necessary
• having face-to-face explanations of things you don't understand
• the ability to complain if things need to addressed

When checking estimates, look out for hidden extras. Most decent Yaxley high street solicitors give an all-inclusive figure. Many online companies seem to offer discounted prices, yet have burried 'extras' in the fine print.