Are the BSA planning on creating a search tool with a view to list law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Garndolbenmaen?

Lexsure has not been advised of any intention on the part of the BSA to promote such a register.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Garndolbenmaen. Do I receive the keys to the premises on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Garndolbenmaen?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and once they have received this, you will be called to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

Can I be sure that the Garndolbenmaen conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Garndolbenmaen seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your conveyancing.

After months of negotiation I have agreed a price on an apartment in Garndolbenmaen. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £175. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have been told that property searches are the primary reason for obstruction in Garndolbenmaen house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Garndolbenmaen.

The estate agent has sent us the confirmation of our purchase of a new build flat in Garndolbenmaen. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Garndolbenmaen

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? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan.

I have been on the look out for a ground for flat up to £305k and found one near me in Garndolbenmaen I like with open areas and railway links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Garndolbenmaen in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage the shortness of the lease will likely be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.