I chose a local lawyer for my conveyancing in Bedwas today. After carefully reading the small print I seeI am responsible for charges even where the conveyance does not complete. Should I ditch them and select an internet conveyancing company promising no move no charge conveyancing in Bedwas?

Generally there is a concession along the lines that if "No Sale No Fee" is available then the fee levels will generally be uplifted to cover the conveyances that do not proceed. Also remember that such promotions tend not to protect you from disbursements such your Bedwas conveyancing search fees.

We are buying a flat and need a conveyancing solicitor in Bedwas who is on the Lloyds conveyancing panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Bedwas.

Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a property in Bedwas?

Unless a previous purchase of the house took place after 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Bedwas to remain encouraging a chancel search and or chancel repair liability insurance.

I am purchasing my first flat in Bedwas benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not reveal to my solicitor about the deal as it would jeopardize my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Am I best advised to appoint a Bedwas conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can carry out the conveyancing however they are based 400kilometers drive away.

The benefit of a local Bedwas conveyancing practice is that you can pop in to sign documents, deliver your identification documents and apply pressure on them where appropriate. Having local Bedwas know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and on the whole were happy that must outweigh using an unknown Bedwas conveyancing solicitor just because they are round the corner.