We were about to choose a conveyancing solicitor in Llanallgo listed by you but have come across some other quotes on the internet look less pricey – why is this?

You can find a variety of solicitors offering at first sight what seems to be very low prices. We suggest that you think twice as to how much you respect your own move to you are willing to take 'cheap' risks in relation to the quality of the legal work. Some hide additional charges well inside the terms and conditions. The conveyancers that we put forward for conveyancing in Llanallgo will notbehave this way.

What happens if my solicitor is suspended from the Skipton Solicitor panel ahead of completing my conveyancing in Llanallgo?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Please help - my lawyer says that absentee landlord insurance is needed on my purchase. What is the level of cover for Llanallgo conveyancing?

The appropriate level of absentee landlord indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

We had selected conveyancers with offices in Llanallgo on the Barclays solicitor panel. They are now charging me a further amount for the legal aspects of the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?

Provided it is contained in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This charge is not set by Barclays but by your Llanallgo conveyancer. Plenty of firms on the Barclays panel will charge an ‘acting for lender’ fee and others do not.

I can not work out if my bank requires a lease extension. I have telephoned my Llanallgo bank branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Llanallgo conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am planning on selling our house in Llanallgo and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing practice rather than a conveyancing solicitor in Llanallgo. Having lived in Llanallgo for many years we know that this is a non issue. Should we contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I'm purchasing a new build house in Llanallgo with the aid of help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not reveal to my conveyancer about this side-deal as it could affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.