Finally, a loan offer from Nationwide for the remortgage of my 2 bedroom garden flat is expected imminently. Can you propose a cheap conveyancing practitioner in Creigiau?

You are on the wrong site if you are seeking the cheapest conveyancing solicitors in Creigiau. Our goal is to offer excellent value conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint companies offering the bait of low cost conveyancing in Creigiau. Optimistically, in being led by low cost conveyancing, you will get your money’s worth and at worst you will end up with a surprising uplift in additional fees and still not receive the service expected.

Finally the sale completed on my house in Creigiau last April but the buyer keeps Skype messaging every few hours to say his solicitor needs to hear from mysolicitor. What should my lawyer have done following completion?

After completion of your house sale your solicitor should send the transfer documentation and all of the paperwork to the buyer’s lawyers. Where relevant, your solicitor must also send confirmation that the home loan has been redeemed to the buyers lawyers. There are no post completion steps peculiar conveyancing in Creigiau.

Just had an offer accepted on a new build flat in Creigiau. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Creigiau

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

My husband and I are first time buyers - had an offer accepted, yet the selling agent advised that the owners will only move forward if we instruct their recommended lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Creigiau

We suspect that the owner is unaware of this request. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Creigiau conveyancing firm - not the ones that will provide the estate agent a commission or meet his conveyancing figures pre-set by HQ.

The solicitors undertaking our conveyancing in Creigiau has sent papers to review that show the land is unregistered with epitome documents. Surely all houses in Creigiau are registered?

It is a rare occurrence indeed to find property in Creigiau not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Creigiau conveyancing lawyers will be familiar with this type of conveyancing but where uncertainty prevails the standard proposition nowadays is for the seller to register the title first and then sell - this will have a knock on effect to cause a significant delay.