How up to date is your database of Bedwas solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?

Bedwas conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.

A colleague advised me that if I am purchasing in Bedwas I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally included in the estimate for your Bedwas conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Bedwas around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Bedwas Education with plans and statistics, Local Amenities and other useful information concerning Bedwas.

Am I right to be suspicious that 3rd parties that I am dealing with are suggesting an internet conveyancing firm rather than a High Street Bedwas conveyancing firm?

As is the case with many professional services, often suggestions from connections can be worth their weight in gold. Nevertheless there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may put forward lawyers to appoint. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the endorsement. You have the right to appoint your own lawyer. You need to be aware that most lenders operate an approved list of conveyancers you are obliged to use for the mortgage aspect of your house move.

My partner has urged me to use his conveyancers in Bedwas. Should I use them?

There are no two ways about it the best way to find a conveyancing solicitor is to have guidance from friends or family who have experience in using the conveyancer that you are contemplating using.

Do you have any advice for leasehold conveyancing in Bedwas from the point of view of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Bedwas can be reduced if you get in touch lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the buyers’ lawyers.
If you are supposed to have a share in the Management Company, you should make sure that you have the original share document. Arranging a duplicate share certificate can be a lengthy formality and slows down many a Bedwas home move. Where a duplicate share certificate is needed, do contact the company officers or managing agents (if relevant) for this sooner rather than later. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Bedwas state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord consenting to such alterations. Should you fail to have the consents in place you should not contact the landlord without checking with your conveyancer in the first instance. You believe that you know the number of years left on your lease but you should double-check via your lawyers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is below 75 years. In the circumstances it is essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as over rather than unsettled.

Leasehold Conveyancing in Bedwas - A selection of Questions you should consider Prior to buying

Are any of leasehold owners in dispute over their service charge payments? Is the freehold reversion owned collectively by the tenants? Be sure to find out if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being permitted in in a block in Bedwas. If you love the propertyin Bedwas however your dog is not allowed to live with you then you will be presented with a difficult compromise.