Can I be sure that the Ceredigion conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Ceredigion obtaining recommendations is a good start. 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 advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.

After weeks of negotiation I have agreed a price on a house in Ceredigion. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the conveyancing practitioner contacted me to say that they were not on the Coventry BS 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 Coventry BS 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.

Clydesdale have agreed my home loan in principle, my offer on a flat in Ceredigion has been agreed to, what are the next steps?

The property agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Telephone Clydesdale or your financial adviser and complete any outstanding documentation. Clydesdale will appoint a valuer who will get in contact with the estate agent or seller to book a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Clydesdale will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ceredigion.

Should commercial conveyancing searches reveal planned roadworks that may impact a commercial estate in Ceredigion?

Its becoming the norm that commercial conveyancing solicitors in Ceredigion will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Ceredigion. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ceredigion.

For every commercial conveyancing transaction in Ceredigion it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Ceredigion commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Ceredigion.

Just had an offer accepted on a new build flat in Ceredigion. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ceredigion

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.

I have been on the look out for a leasehold apartment up to £195,000 and found one near me in Ceredigion I like with a park and station nearby, the downside is that it only has 49 years on the lease. There is not much else in Ceredigion for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage that many years will be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Is there a reason that Ceredigion conveyancing fees differ for leasehold and freehold properties?

Inevitably there is increased work needed for leasehold conveyancing. Ceredigion has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.