I am searching for value for money property lawyer. Should I go for for a nationwide conveyancer rather than a family Addiscombe conveyancing solicitor?

Established third party relationships are another important factor to consider when choosing conveyancing lawyers. Addiscombe conveyancers often have connections with mortgage brokers and agents, local authorities, valuers and other law firms meaning you will move in shortest possible time. Possessing a sound insight into the local area is also a plus .

In the event thatI were to buy a straightforward homein Addiscombe mortgage fee and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Addiscombe?

Any savings you would make would be isolated to the Addiscombe conveyancing searches. The conveyancing practitioner still got to do everything else - money laundering, correspond with your sellers property lawyer, SDLT return, register the property etc. You might save a bit for them not having to register a mortgage but it won't be meaningful.

We're in Addiscombe, First time buyers buying with a mortgage (lender is HSBC , and our solicitor is on the HSBC conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We have a mortgage agreed in principle with Virgin Money. Addiscombe conveyancing solicitors were chosen. How long does it take for Virgin Money to issue the offer to the lawyer?

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

Completion of my purchase has taken place for my property in Addiscombe. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Addiscombe solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Addiscombe postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Addiscombe.

As co-executor for the estate of my uncle I am selling a residence in Cardiff but I am based in Addiscombe. My solicitor (based 300 kilometers awayneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Addiscombe to witness this legal document for me?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Addiscombe based