I am buying a property for cash in Porth. I have been residing for the last Seventeen years in Porth. Conveyancing searches are expensive. Given that I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then the vast majority of the Porth conveyancing searches are non-obligatory. Your lawyer will ’encourage you, perhaps strongly, that you should have searches done, but he is duty bound to do this. One thing to bear in mind; if you are likely to dispose of the house in the future, it will be of interest to your prospective buyer what the searches contain. On occasion premises with day to day issues can still show up adverse search results. A good conveyancing solicitor in Porth will provide you some practical guidance here.

Why do I have to pay up front for my conveyancing in Porth?

If you are buying a property in Porth your lawyer will request that you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the total price then this should be asked for shortly prior to exchange of contracts. The final balance that is due will be payable a few days prior to the completion date.

Have just purchased a repossessed house at auction in Porth. Conveyancing is needed. What is next?

Having legally bound yourself to purchase you will need to appoint a conveyancing lawyer soon as you will have a tight deadline in which to complete the property. Every auction property should have a bespoke auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete on the date specified in the contract.

I happen to be the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Porth. The Porth property was put into my name in November. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the house in November. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this obligation primarily exists to capture the purchase and immediately sell or the quick reselling of properties.

I have finally had an offer on a flat in Porth accepted, the vendors do nevertheless have a connected purchase. The owners have offered on a flat, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a nearby conveyancing solicitor in Porth. What do I do now? When do I get the mortgage application with HSBC going?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then survey, Porth conveyancing search charges, etc). First, you must ensure that your solicitor is on the HSBC approved list. As to the next stages this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. During a hot market the majority of purchasers would apply for a home loan with HSBC and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.

About to purchase a new build flat in Porth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Porth

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am looking for a conveyancing solicitor in Porth for my sale. Can I check a firm’s record with the legal regulator?

One may search for presented Solicitor Regulator Association (SRA) determinations arising from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.