At long last a loan offer from Santander for the refinancing of my 2 bedroom flat is to be issued any day now. Could you suggest a cheap conveyancing law firm in Grove?

You are on the wrong site if you are seeking a cheap conveyancing solicitors in Grove. We can offer you cost effective conveyancing but we do not work with the cheapest lawyers. Do not be fooled by organisations enticing you with ninety nine pound conveyancing in Grove. In your best case scenario, in going for cheap conveyancing, you will get your money’s worth and at worst you will end up spending a lot in extras and still not end up with the service you were hoping for.

We note that you have a post code search directory listing law firms on the Yorkshire BS conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Grove?

We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Grove.

My fiance and I decided to purchase a purpose built flat in Grove with a loan from Halifax.We like our Grove conveyancing solicitor but Halifax advised that her practice is not listed on their "panel". We have to appoint a Halifax panel firm or keep our preferred solicitor and pay for a Halifax panel lawyer to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that conveyancers needs to be on the Halifax approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Halifax

Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who handled the conveyancing in Grove 4 years ago have long since closed. What do I do?

Assuming the title is registered the information relating to your ownership will be retained by HMLR with a Title Number. It is possible to perform a search at the Land Registry, find your house and get current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.

The estate agent has sent us the confirmation of our purchase of a new build flat in Grove. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Grove

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.