We are purchasing our first property. Our property lawyer has texted usto check if we would like to take out additional conveyancing searches. We are really unsure what's recommended for conveyancing in Mountain Ash

The extent of Mountain Ash conveyancing searches should be dictated entirely on the property, the location, the probability of any of these risks, your knowledge of the area and risks, your general attitude to risk. What is important is that you properly appreciate what information the searches could provide. You may then make a decision if you personally think you need that information. If in doubt, ask your lawyer to guide you.

My bid for a property was accepted at auction in Mountain Ash. Conveyancing is necessary. What are my next steps?

Now that you have exchanged you will need to hire the services of a conveyancing lawyer quickly as you are facing a fast approaching a drop dead date to complete the property. All auction property should have an associated auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You need to hand this to the conveyancer instructed by you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the on the contractual date .

We had selected conveyancing lawyers based in Mountain Ash on the Lloyds solicitor approved list. They are now charging me an additional sum for dealing with the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer is entitled to charge a fee for this. The charge is not dictated by Lloyds but by your Mountain Ash conveyancer. Numerous firms on the Lloyds panel will charge ’dealing with mortgage’ fee and others do not.

We expect to receive a DIP from Bank of Ireland 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 Bank of Ireland recommend any Mountain Ash solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?

You will need to appoint Mountain Ash solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

I was recommended by three or four local estate agents in Mountain Ash to select a solicitor using your seach tool. Is there a financial incentive for Estate Agents to market your services ahead of another?

We refuse to make any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

My brother has suggested that I appoint his conveyancing solicitors in Mountain Ash. Should I use them?

There are no two ways about it the ideal way to find a conveyancing solicitor is to get recommendations from friends or relatives who have actually used the solicitor that you are contemplating using.

I am hoping to acquire a repossessed property in Mountain Ash and the bank selling demand completion inside a month. Can a solicitor meet that timeframe? Am I best advised to instruct a local Mountain Ash firm or an online organisation that advertises to offer speedy conveyancing?

Visit your Mountain Ash high street. Pop in to two or three firms and ask to talk to a conveyancing solicitor for an estimate. Discuss your needs and seek a commitment on time frames. Appoint the firm that seems most trustworthy. Make sure to select a conveyancer on the list of conveyancing practitioners acceptable to your mortgage company.