I selected a local solicitor for our conveyancing in Mold recently. Looking through the terms of engagement I notewe are on the hook for charges even if the dealdoes not go ahead. Would I be best advised to select an internet conveyancing company offering no completion no cost conveyancing in Mold?

Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be more expensive to counteract the conveyances that do not go ahead. You should be mindful that such promotions rarely protect you from disbursements for example Mold conveyancing search costs.

Can conveyancing in Mold to be done inside 3 weeks?

In a situation where the seller is applying time constraints for your conveyancing it is highly recommended that your lawyer is familiar with the area as they will have local connections and knowledge. It is possible that they could have handled otherproperties in the same neighbourhood. Therefore consider using a Mold conveyancing lawyer. In addition, make sure that the conveyancing firm is on the lender panel. It is estimated that 18% of Mold conveyancing deals are delayed or jeopardised after finding out that a purchaser’s solicitor was not on their mortgage lender’s member panel. This can often result in the buying process being delayed by almost three weeks. It is claimed that this issue affects approximately 100,000 home sales annually. Almost all Mold conveyancing firms can not represent certain lenders so do check as early as possible.

Please explain the implications if my lawyer’s firm is suspended from the Virgin Money Solicitor panel ahead of completing my conveyancing in Mold?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I'm buying a new build house in Mold benefiting from help to buy. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my lawyer about this extras as it may put at risk my loan with the lender. 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 have been on the look out for a leasehold apartment up to £305k and found one close by in Mold I like with amenity areas and station nearby, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Mold for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage that many years will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.