I chose a high street lawyer for my conveyancing in Croesyceiliog last week. Looking through the fine print I noteI am liable for fees even if the sale doesn't happen. Should I go with them or instruct a web based conveyancing brokerage offering no-sale-no-fee conveyancing in Croesyceiliog?

It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will tend to be be higher to counteract the cases that do not proceed. You should be mindful that these arrangements rarely protect you from disbursements by way of example Croesyceiliog conveyancing search expenses.

My grandson is about to exchange on a new build apartment in Croesyceiliog with a home loan from TSB. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I have decided to exercise my right to buy my property in Croesyceiliog off the council. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

Completion of my purchase has taken place for my property in Croesyceiliog. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am due to exchange contracts on my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being a right pain. The Croesyceiliog solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Is it simple use your search app to locate a conveyancing solicitor in Croesyceiliog on the approved list for my lender?

1st select a mortgage company such as Birmingham Midshires, Leeds Building Society or Platform Home Loans Ltd then type in your preferred area for example Croesyceiliog. Conveyancing organisations in Croesyceiliog and beyond should be identified.

Your search tool is useful but there are many lawyers listed near Croesyceiliog being on the mortgage company conveyancing panel. Can you recommend a specific firm on the bank approved panel?

We are not in the business of recommending one firm above another as the right Croesyceiliog conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Croesyceiliog knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..