I am assisting my step-mother sell her house in Bedwas. Will the solicitor commission the energy assessment or should I organise this?

Following the abolition of HIPs, energy performance certificates was retained a mandatory part of selling a property. An EPC should be to hand prior to the property being placed on the market. This is not as aspect of the sale process that conveyancers normally organise. Where you are using a Bedwas conveyancing practitioner they may be willing to arrange EPC’s given their relationships with reputable Bedwas assessors

I have a mortgage with RBS for my property in Bedwas. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?

Your original mortgage agreement with RBS will provide that you need their approval in advance of renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel solicitor.

The formalities of my remortgage has taken place for my property in Bedwas. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am purchasing a house and the lawyer has referenced Chancel Repair for which the house could be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly necessary for conveyancing in Bedwas

Unless a prior acquisition of the property completed after 12 October 2013 you may take it that solicitors handling conveyancing in Bedwas to remain encouraging a chancel search and or insurance against a claim.

The deeds to my home are lost. The conveyancers who dealt with the conveyancing in Bedwas 10 years ago are no longer around. What do I do?

These day there are duplicates made of almost everything, and your conveyancer will be aware exactly where to find all the relevant paperwork so you can purchase or dispose of your property without any difficulty. Where copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.

I'm purchasing a new build house in Bedwas with the aid of help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my conveyancer about the extras as it would adversely affect my mortgage with Halifax. Is this normal?.

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.

I am looking into buying my first house which is in Bedwas and I am already nervous. I couldn't find anything specific about Bedwas. Conveyancing will be needed in due course but do you know about the Bedwas area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Bedwas. In the meantime here are some basic statistics that we found