I am acquiring a property without a mortgage in New Quay. I have lived for the last dozen years in New Quay. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

If you not getting a mortgage, then the vast majority of the New Quay conveyancing searches are non-obligatory. Your lawyer will 'advise', no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of guidance. One thing to consider; if you are likely to sell the house one day, it could be of relevance to your prospective purchaser what the searches disclose. On occasion properties with day to day issues can still show up unfavourable search results. A competent conveyancing solicitor in New Quay should be able to give you some sensible guidance here.

It is a dozen years since I bought my home in New Quay. Conveyancing lawyers have now been appointed on the sale but I can't find the title deeds. Will this jeopardise the sale?

Don’t worry too much. Firstly the deeds may be with the lender or they could stored with the conveyancers who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in New Quay involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.

We are buying a flat in New Quay. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am buying a detached bungalow in New Quay. Our aim is to convert the garage to a playroom at the property.Will legal investigations on the property involve investigations to ascertain if these alterations are prohibited?

Your conveyancer should check the registered title as conveyancing in New Quay will on occasion identify restrictions in the title documents which prohibit certain changes or require the consent of another owner. Many extensions require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.

Is it the case that all New Quay solicitor firms on the Aldermore conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.

A friend suggested that if I am purchasing in New Quay I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually quoted for as part of the standard New Quay conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about New Quay around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the New Quay Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding New Quay.

The estate agent has sent us the confirmation of our purchase of a new build flat in New Quay. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in New Quay

There must be mutual enforceability of lessee’s covenants. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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.