I need some fast conveyancing in Bedwas as I am under pressure to sign on the dotted line inside one month. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?

As you are not taking a mortgage you are at liberty not to have searches carried out although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Bedwas the following are instances of issues that can appear and therefore impact market value: Enforcement Notices, Outstanding Fees, Outstanding Grants, Road Schemes,...

I used Arc property Solicitors several years past for my conveyancing in Bedwas. I now require my papers however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bedwas of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build flat in Bedwas. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bedwas

Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Bedwas is the location of the property. Is there any guidance you can impart?

Flying freeholds in Bedwas are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedwas you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedwas may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Why am I unable to complete our conveyancing in Bedwas on Easter Monday?

Because on completion the money needs to be transferred electronically between the banks of the purchaser and seller's solicitor and at present this can only take place on a business day. So you can't complete on a weekend either.