In the event thatI was to buy a freehold propertyin Llanbedrgoch mortgage fee and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Llanbedrgoch?

The sole saving you would make on is the costs for searches. Your conveyancing practitioner still be obliged to do everything else - money laundering, liaising with the sellers conveyancer, SDLT submission, register the title etc. A marginal saving might be made by not needing to register a charge but it will not be significant.

I am the single recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Llanbedrgoch. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be treated the same way as though I had purchased the house in January. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view banks take of it, depend on the lender as this requirement chiefly exists to capture subsales or the quick reselling of property.

is it true that all Llanbedrgoch conveyancing solicitors on the Barclays conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Barclays approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

I am currently in the process of buying my council flat in Llanbedrgoch. I have a mortgage offer with Nottingham. Conveyancing is new to me. 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.

Various internet forums that I have visited warn that are a common reason for stalling in Llanbedrgoch conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Llanbedrgoch.

Due to the guidance of my in-laws I had a survey completed on a house in Llanbedrgoch prior to appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks may not issue a mortgage on a flying freehold home.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llanbedrgoch. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanbedrgoch to see if the conveyancing costs will increase in light of this.

I am using a search engine for the phrase conveyancing in Llanbedrgoch it brings up numerous conveyancersin the vicinity. With so much choice what is the best way to find the suitable solicitor for my move?

The ideal way of finding the right conveyancer is through a personal recommendation, so enquire of friends and relatives who have purchased a property in Llanbedrgoch or a respected estate agent or financial adviser. Fees for conveyancing in Llanbedrgoch differ, so it's advisable to obtain at least four fee estimates from varying types of law firms. Dont forget to clarify that the fees are fixed.