AssumingI was to purchase a straightforward propertyin Fairwater for cash and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Fairwater?

Any savings you would gain would be limited to the Fairwater conveyancing searches. Your lawyer is obliged to do the vast majority of work - money laundering, correspond with your sellers conveyancing practitioner, stamp duty submission, register the property etc. You might save a bit for them not having to register a charge but it won't be significant.

We note that you have a search directory listing firms on the Virgin Money conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Fairwater?

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

Will my lawyer be making enquiries about flooding during the conveyancing in Fairwater.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Fairwater. There are those who purchase a house in Fairwater, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a numerous searches that can be carried out by the purchaser or by their conveyancers which can give them a better understanding of the risks in Fairwater. The conventional set of information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to determine whether the property has historically flooded. If flooding has previously occurred which is not disclosed by the owner, then a purchaser could issue a legal claim for losses stemming from an incorrect answer. A purchaser’s solicitors will also order an environmental search. This will indicate whether there is a recorded flood risk. If so, further inquiries should be carried out.

I decided to have a survey done on a house in Fairwater prior to retaining solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some banks will refuse to grant a loan on such a house.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Fairwater. Conveyancing may be slightly more expensive based on your lender's requirements.

As co-executor for the estate of my grandfather I am selling a property in Monmouth but live in Fairwater. My lawyer (based 235 miles awayhas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Fairwater who can attest this legal document for me?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Fairwater