I am in the market for a reasonably priced conveyancer. Should I go for for an online conveyancer as opposed to a high street Bedwas conveyancing solicitor?
On the whole conveyancing lawyers in your neck of the woods will enjoy excellent connections with your local authority, which can help with the Bedwas conveyancing searches that your solicitor will need to carry out. It can only be a plus if they enjoy existing connections with the Land Registry overseeing your area Bedwas, other conveyancers in the location and Bedwas Estate Agents.
This question may be naive but I am unexperienced as a first time buyer of a garden flat in Bedwas. Do I pick up the keys to the premises on the completion date from my conveyancer? If so, I will appoint a local conveyancing solicitor in Bedwas?
On the day of completion you will not be required to go to the conveyancers office in Bedwas. Conveyancing lawyers for you will transfer the completion advance to the seller's lawyers, and once they have received this, you should be invited to collect the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
Two weeks ago we had a mortgage agreed in principle with Santander. Bedwas conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Santander?
There is no definitive answer here. Have Santander conducted the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After weeks of negotiation I have agreed a price on a house in Bedwas. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £175. Not long after, the solicitor contacted me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My relative advised me that if I am purchasing in Bedwas I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Bedwas conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Bedwas around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Bedwas Education with maps and statistics, Local Amenities and other useful information about Bedwas.
I used Arc property Solicitors several years ago for my conveyancing in Bedwas. Now, I need my documents but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bedwas of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Bedwas benefiting from help to buy. The builders would not reduce the price so I negotiated £7000 of extras instead. The property agent advised me not disclose to my solicitor about this side-deal as it will affect my mortgage with The Mortgage Works. 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.
I am looking for a conveyancing lawyer in Bedwas for my purchase. Is there any facility to check a firm’s complaints history with the legal regulator?
Members of the public can review documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.