We decided to go with a high street solicitor for my conveyancing in New Quay recently. Reviewing the Terms and Conditions it is apparent thatI am liable for fees even if the sale aborts. Should I ditch them and use a web based firm promoting no-sale-no-fee conveyancing in New Quay?

It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to counteract the conveyances that do not go ahead. Also remember that such schemes tend not to cover expenditure e.g. New Quay conveyancing search charges.

I require fast conveyancing in New Quay as I am under an ultimatum to exchange contracts within one month. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?

As you are not getting a mortgage you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in New Quay the following are examples of issues that can arise and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...

I purchased my apartment on 12 January and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in New Quay expressed confidence that it should be dealt with in a couple of weeks. Are titles in New Quay uniquely lengthy to register?

There is nothing unique about conveyancing in New Quay registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry must send notices to any interested parties. Currently approximately 80% of such applications are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Registration takes place after the new owner is living at the property thus 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. New Quay is where the house is located. Is there any advice you can give?

Flying freeholds in New Quay are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside New Quay you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Quay may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Is planning permission needed to convert a single dwelling into two appartments in New Quay? This has been done to a property next door to my house in New Quay and was not aware of it happening until the works were done.

Planning Consent yes. Building Regulations yes.