Should lawyers ask for money on account for my conveyancing in Criccieth?

Where you are retaining lawyers for conveyancing in Criccieth your solicitor will request that you put them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is as part of the total price then this should be needed immediately before exchange of contracts. The final balance that is needed should be transferred shortly before completion.

We wanted to use a property lawyer in Criccieth for our house move. Our financial adviser has since advised us that our mortgage company Aldermore won't deal with them. Surely this is unduly restrictive?

Lenders normally restrict either the category or the amount of conveyancing practices on their member panel. Typical examples of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have reduced the number of firms they use to represent them. You should note that Aldermore have no responsibility for the quality of advice provided by any member of Aldermore Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels a few years ago even though there are mixed views regarding the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Criccieth only perform a couple conveyances per annum.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Criccieth is the location of the property. Can you shed any light on this issue?

Flying freeholds in Criccieth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Criccieth you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Criccieth 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 premises.

I have been sourcing a conveyancing lawyer in Criccieth for my home move. Is there any facility to check a solicitor's complaints history with the legal regulator?

Anyone may read documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could monitor call for training purposes.

I note that you have a search directory identifying solicitors on the bank conveyancing panel. Do Criccieth conveyancing companies pay you a commission if I appoint them for my own conveyancing?

We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Criccieth.