We were about to retain a conveyancing solicitor in Old Colwyn found by you but stumbled across alternative costs illustrations via the web look less pricey – why is this?

One can find plenty of solicitors offering theoretically looks to be extremely cheap conveyancing in Old Colwyn. Our recommendation is to think twice about how important this transaction is to you that you are willing to take 'cheap' risks in relation to the quality of the conveyancing. Many of them accentuate a budget fee to grab your attention but bury extra charges in the small print..

I am close to exchanging contracts on the sale of our home in Old Colwyn and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Old Colwyn conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an online conveyancing outfit as opposed to a conveyancing solicitor in Old Colwyn. We have lived in Old Colwyn for many years we know of no issue. Do we get in touch with our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You need to 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 my first flat in Old Colwyn with a loan from National Westminster Bank. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not inform my solicitor about this extras as it could put at risk my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Due to the input of my in-laws I had a survey completed on a house in Old Colwyn ahead of appointing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies will refuse to grant a loan on a flying freehold home.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Old Colwyn. Conveyancing may be slightly more expensive based on your lender's requirements.

Should I be concerned if there is a problem with the searches carried out as part of our conveyancing in Old Colwyn?

On the whole, almost all adverse entries arising from Old Colwyn conveyancing search results can be handled before completion or title insurance may be obtained. You need to remember that although you are purchasing the premises and may be willing to accept the search results, your building society or bank may not, and when all said and done have the final decision.