We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to instruct a Arthog based conveyancing firm?

You should check but the the probability is that appoint one of their panel solicitors should you accept the "fee-free" deal. Contact the mortgage company and see if they offer you a monetary alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Arthog.

We are due to move house in May. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Arthog. Conveyancing lawyer was chosen prior to coming across this website.

On the afternoon of completion you can pick up the keys from the selling agent however this should only happen once the previous owners solicitors advise the agent that the monies to complete are in and the keys can be given over. Subsequently you will need to advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you find a residential property solicitor in Arthog or a firm with expertise in conveyancing in Arthog.

I am purchasing a terrace house in Arthog. The intention is to convert the garage to a playroom at the property.Will the conveyancing process involve investigations to ascertain if these works are allowed?

Your solicitor will review the deeds as conveyancing in Arthog can occasionally identify restrictions in the title documents which restrict categories of changes or necessitated the consent of another owner. Certain additions need local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

At last I have had an offer on a flat in Arthog accepted, the owners do nevertheless have a connected purchase. The owners have put an offer on somewhere, but it’s not yet tied up, and are looking at other flats booked. I have instructed a high street conveyancing solicitor in Arthog. What should be my next step? At what stage do I apply for the mortgage with UBS?

It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then valuation, Arthog conveyancing search fees, etc). First, you should check that your solicitor is on the UBS conveyancing panel. Regarding the subsequent steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market the majority of buyers will apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with searches.

Will our lawyer be raising questions about flooding as part of the conveyancing in Arthog.

Flooding is a growing risk for lawyers specialising in conveyancing in Arthog. There are those who purchase a house in Arthog, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, but there are a various searches that may be initiated by the buyer or by their lawyers which can figure out the risks in Arthog. The conventional set of property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a buyer may commence a compensation claim as a result of such an inaccurate answer. The purchaser’s lawyers will also order an enviro search. This will indicate whether there is a recorded flood risk. If so, further investigations will need to be initiated.

I was pointed in your direction by a number of estate agents in Arthog to get a quote from a solicitor on your site. Is there a financial inducement for Estate Agents to promote your services rather than another?

We refuse to make any commission for pointing buyers and sellers in our direction. We found it would be just too difficult a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

In my capacity as executor for the will of my uncle I am disposing of a property in Newport but I am based in Arthog. My conveyancer (based 300 miles from meneeds me to execute a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Arthog who can witness and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Arthog based