I am buying a property for cash in Ebbw Vale. I have resided for the previous 20 years in Ebbw Vale. Conveyancing searches are expensive. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then all but one or two of the Ebbw Vale conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches completed, but she has a professional duty to do this. Do take into account; if you are intend to dispose of the house at a future date, it will be of interest to your future buyer what the searches reveal. There are plenty of instances where premises with functional issues can still reveal unexpected search results. A competent conveyancing solicitor in Ebbw Vale will be able to give you some helpful guidance concerning this.

I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Ebbw Vale with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Ebbw Vale. Do I collect the keys to the property on the completion date from my conveyancer? If so, I will use a local conveyancing solicitor in Ebbw Vale?

On the day of completion you will not be required to go to the conveyancers office in Ebbw Vale. Your solicitors will transfer the purchase money to the seller's conveyancers, and once they have received this, you will be invited to pick up the keys from the selling Agents and move into your new home. Usually this happens early afternoon.

Is it the case that all Ebbw Vale solicitor practices on the Co-operative conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be overseen by the SRA. The majority of lenders do permit licenced conveyancers on their panel and in that case the firms would be governed by the Council of Licensed Conveyancers.

Principality have agreed my mortgage in principle, my offer on a flat in Ebbw Vale has been agreed to, now what?

The property agent will need to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Telephone Principality or the financial adviser and complete any appropriate documentation. Principality will appoint a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Principality will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ebbw Vale.

Will commercial conveyancing searches reveal impending roadworks that may affect a commercial premises in Ebbw Vale?

Its becoming the norm that commercial conveyancing solicitors in Ebbw Vale will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Ebbw Vale. The search result sets out definitive information 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 Ebbw Vale.

For every commercial conveyancing transaction in Ebbw Vale it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Ebbw Vale commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Ebbw Vale.

I have justfound out that Stirling Law have closed. They conducted my conveyancing in Ebbw Vale for a purchase of a freehold house 12 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The easiest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ebbw Vale conveyancing specialists.