Me and my partner are buying a 1 bedroom flat in Bedwas with a mortgage. We have a Bedwas lawyer, however the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Bedwas conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We consider that this is inequitable; can we not demand that the mortgage company use our Bedwas solicitor ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Bedwas conveyancing lawyer to apply to be on the conveyancing panel.

Please could you vouch for a Godiva Mortgages Ltd approved Bedwas conveyancing solicitor that can complete within less than a month? Am I best advised to unstruct a high street Bedwas firm or a web based conveyancer?

We can recommend some very good Bedwas conveyancing firms. You can also walk up the high street in Bedwas. Go in to a couple of law practices and ask to see a conveyancing solicitor for a costs illustration. Explain your time frames together with the reasons and ask for an assurance on speed. Choose the one that appears most efficient.

As someone unfamiliar with conveyancing in Bedwas what’s the number one tip you can give me concerning the house moving process in Bedwas

Not many law firms or advisers will tell you this but conveyancing in Bedwas or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the home moving process. For instance, the seller, property agent and sometimes a lender. Selecting a law firm for your conveyancing in Bedwas is a critical decision as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to look after your legal interests and to keep you safe.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your solicitor above the other parties when it comes to the legal assignment of property.

Will my solicitor be raising questions concerning flooding during the conveyancing in Bedwas.

The risk of flooding is if increasing concern for solicitors dealing with homes in Bedwas. There are those who acquire a property in Bedwas, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a numerous searches that may be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Bedwas. The standard completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to discover if the premises has suffered from flooding. If the property has been flooded in past which is not notified by the vendor, then a buyer may commence a legal claim for losses stemming from an misleading reply. The purchaser’s conveyancers may also conduct an environmental report. This should indicate whether there is a recorded flood risk. If so, additional investigations should be initiated.

I need to retain a conveyancing solicitor for leasehold conveyancing in Bedwas. I've land on a web site which seems to have the perfect answer If it is possible to get all this stuff done via web that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?