We hired a local lawyer for my conveyancing in Bedwas last week. Upon checking the Terms it is apparent thatwe are responsible for fees even if the sale doesn't happen. Should I ditch them and choose a web based conveyancing brokerage who offer no move no charge conveyancing in Bedwas?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be more expensive to cover those cases that abort. Please beware that such schemes tend not to cover outlay e.g. Bedwas conveyancing search costs.

I am purchasing a newly built duplex in Bedwas and my conveyancer is telling me that she is duty bound to the bank to disclose incentives from the builder. I am on a tight deadline to exchange and I have no desire to delay deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

When it comes to mortgage companies such as Yorkshire BS, do Bedwas property lawyers incur an annual charge to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Does a directory service exist listing Barclays panel conveyancers in Bedwas on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings open the public on the web. If you are seeking to appoint a Bedwas property lawyer on the Barclays please use our facility.

Intending to buy a house in Bedwas. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bedwas lawyer is on the TSB conveyancing panel.

I have been on the look out for a leasehold apartment up to £305k and found one close by in Bedwas I like with open areas and transport links in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Bedwas suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan that many years may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

Our estate agent has recommended their conveyancer for the conveyancing in Bedwas - Surely it’s easier to just use them?

This is not necessarily the case and you are entitled to instruct whichever lawyer of your choosing for your Bedwas home move. A conveyancing practitioner suggested by an estate agent may not necessarily be the best property lawyer, they may put forward their preferred conveyancing firm who are based far away. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.