Why would I instruct a Criccieth conveyancing practice given that web based alternatives are cheap by comparison?

To take your time to find contrast conveyancing costs in Criccieth and you should seek a competitive quote but don’t waste your energy scouring the internet for the cheapest Criccieth conveyancer. Identifying the right conveyancer can be the distinction between a smooth and a distressing house move. You need to ensure that you have expert advice from an experienced lawyer. Emails can't take the place of a telephone conversation and are no substitute for a one to one appointment. Our partner firms will find you a qualified and experienced conveyancing solicitor who can handle your conveyancing from from the outset to completion, giving the sort of personalised service that you are unlikely to received from an internet conveyancer. He or She will contact you regularly to update you on headway and keep you informed. Should you need to call the firm you will know who to ask for and we'll be sure you are in the know.

Have just purchased a repossessed house at auction in Criccieth. Conveyancing is necessary. What happens now?

Now that you are to all intents and purposes signed on the dotted line you must instruct a conveyancing lawyer quickly as you now have a tight deadline in which to complete the deal. Every auction property should have an associated auction set of papers. This will include most,if not all of the documents that your solicitor will need. In the case of leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should pass this on to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete on the date specified in the contract.

I am expecting a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Criccieth solicitors on the Skipton conveyancing panel, or is it better to go independently?

You will need to appoint Criccieth solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

I have decided to exercise my right to buy my property in Criccieth off the council. I have a mortgage offer with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

I have been told that property searches are the primary reason for stalling in Criccieth conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Criccieth.

Are there restrictive covenants that are commonly identified during conveyancing in Criccieth?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Criccieth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am thinking of instructing an online solicitor as opposed to a Criccieth conveyancing practice. Should I ‘stay local’?

Advantages do exist in having the option attend a local Criccieth conveyancing solicitor such as

• signing documents and and when necessary
• having face-to-face explanations of things that need explaining
• the ability to complain if things go pear-shaped

When analysing estimates, look out for hidden extras. The majority decent Criccieth high street solicitors give an all-inclusive figure. Often online companies seem to offer low cost prices, yet have hidden 'extras' in the small print.