We see that you have a search directory listing solicitors on the Aldermore conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Bagillt?

We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bagillt.

We're in Bagillt, FTBs buying with a mortgage (lender is Aldermore , and our lawyer is on the Aldermore conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Just bought a terraced house in Bagillt , how long should it take for the Land Registry to register the transfer to my name? My Bagillt conveyancing solicitor works at snail pace, so I want to be sure the registration is concluded.

There is nothing unique when it comes to conveyancing in Bagillt registration formalities. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested parties. At present approximately 80% of such applications are fully addressed within two weeks but occasionally there can be longer hold-ups. Registration takes place after the purchaser has moved in to the property therefore 'speed' is not typically primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.

I'm buying my first flat in Bagillt with the aid of help to buy. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about the deal as it may jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

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

In what way does the Landlord & Tenant Act 1954 affect my commercial property in Bagillt and how can you help?

The 1954 Act provides protection to business lessees, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Bagillt