I have given 2 months notice to my existing landlord and have to vacate my let out flat in Caersws by 17/3/2025. Conveyancing for my house purchase is progressing. Can I complete in 4 weeks as don't want to have to find short term accommodation?

It is unwise to provide notice for your letting unless exchange of contracts has taken place. Assuming that you have not previously done so, notify to your lawyer and request that they seek the assistance the other side, try to a target completion date that all parties will work to achieve

There are numerous conveyancing solicitors in Caersws but how do I know who's good?

It would be unwise to be tempted by the lowest Caersws conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

How can we know in advance if a Caersws conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Caersws getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your transaction.

I recently had an offer agreed on an apartment in Caersws. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £150. Not long after, the solicitor contacted me to say that they were not on the Barclays 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 Barclays 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.

I'm buying a new build house in Caersws with a mortgage from Birmingham Midshires. The sellers refused to reduce the price so I negotiated 6k of extras instead. The house builders rep told me not inform my solicitor about the deal as it would impact my mortgage with Birmingham Midshires. 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'm converting the mortgage on my current property to a BTL mortgage with Nationwide Building Society and I will use the ballance of the raised equity towards another house. The location we are talking about is Caersws. Will your solicitors be able to act for both sets of lenders and link together the transactions?

Do use our comparison tool on this site to check that the conveyancers are on the relevant lender panels. Assuming that they are your conveyancer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you conveyancer and communicate your expectations and needs.

I bought a flat in Caersws last 20/10/2023 and to date it is still not recorded with HM Land Registry. It is part of a development site and my property lawyer told me that it can take one year to complete the registration formalities. I have contacted HM Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. Do I need to be concerned?

It is your solicitor that you really need to contact in order to satisfy any concerns which have arisen as part of the registration formalities for your Caersws property. Normal Caersws conveyancing practice includes an undertaking on the part of the previous owner’s property lawyer that they will help resolve any requisition raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.