I decided to go with a local lawyer for our conveyancing in Buckley recently. After carefully reading the Ts and Cs it is apparent thatwe are on the hook for fees even if the dealfalls through. Should I go with them or use an internet conveyancing brokerage advertising no move no charge conveyancing in Buckley?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be uplifted to counteract the transactions that do not proceed. Dont forget that these deals rarely cover expenditure such your Buckley conveyancing search costs.

Please help. My Buckley conveyancer is advising me that he is legally obliged toapply for Buckley conveyancing searches becausethe firm are on the Virgin Moneysolicitor panel. Do I not have any say here?

You have limited options available to you. As you are taking a home loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Buckley conveyancing searches.

As a first time buyer what is the most important number one tip you can impart concerning purchase conveyancing in Buckley?

Not many law firms shout this from the rooftops but conveyancing in Buckley or throughout Flintshire is an adversarial process. Put another way, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the transaction. For instance, the seller, property agent and sometimes your mortgage company. Appointing a law firm for your conveyancing in Buckley should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose interest is to protect your best interests and to keep you safe.

There is a definite creep in the "blame" culture- someone must be blamed for the process taking so long. You should always trust your conveyancer ahead of the other parties in the conveyancing process.

We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to use a Buckley based conveyancing firm?

You should check but the the likelihood is that appoint one of their panel solicitors should you take up the "fee-free" incentive. Call the bank and determine if they allow a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Buckley.

I am looking for a leasehold apartment up to £305k and identified one round the corner in Buckley I like with amenity areas and station in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Buckley suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.