Having invested time looking at consumer advice sites for an online solicitor in Morfa Nefyn, many comment that I should look for a CQS kitemarked lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Morfa Nefyn is one of the many areas in England and Wales where there are CQS solicitors.

What is your number one tip for choosing a conveyancing solicitor in Morfa Nefyn

It would be unwise to be seduced by the lowest Morfa Nefyn conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Is it the case that all Morfa Nefyn CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved firms?

It is true that some lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

I am selling my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being pedantic. The Morfa Nefyn solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will our conveyancer be making enquiries regarding flooding as part of the conveyancing in Morfa Nefyn.

Flooding is a growing risk for lawyers carrying out conveyancing in Morfa Nefyn. There are those who buy a property in Morfa Nefyn, completely expectant 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 building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, but there are a various checks that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Morfa Nefyn. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to determine whether the property has suffered from flooding. If the residence has been flooded in past and is not disclosed by the vendor, then a purchaser may issue a legal claim for losses stemming from an incorrect response. A buyer’s conveyancers will also conduct an enviro report. This will higlight whether there is any known flood risk. If so, additional inquiries should be made.

I have been on the look out for a ground for flat up to £235,500 and found one close by in Morfa Nefyn I like with open areas and railway links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Morfa Nefyn for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

Are all Morfa Nefyn conveyancers on every bank conveyancing panel?

You can use our search tool or you can pop into your high street lender branch in Morfa Nefyn. the probability is that they will be in a position to recommend some approved conveyancing solicitors in Morfa Nefyn