As a first time buyer what is the most important piece of guidance you can give me concerning purchase conveyancing in Betws Y Coed?

You may not hear this from too many lawyers but conveyancing in Betws Y Coed and elsewhere in Conwy is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the transaction. For example, the vendor, selling agent and even potentially your bank. Selecting a lawyer for your conveyancing in Betws Y Coed should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose role it is to protect your best interests and to keep you safe.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. You should always trust your lawyer ahead of the other parties in the home moving process.

After scouring consumer advice sites for a high-quality solicitor in Betws Y Coed, most say that I must instruct a CQS accredited lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's leading lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Betws Y Coed is one of the numerous areas of the UK where there are Accredited lawyers.

Just acquired a terraced house in Betws Y Coed , What is the estimated time for the Land Registry to register my title? My Betws Y Coed conveyancing solicitor has been very slow, so I want to check the registration formalities are addressed.

There is nothing unique when it comes to conveyancing in Betws Y Coed registration formalities. Rather than based on location, timescales can vary according to who lodges the application, whether it is in order and if the Land registry have to notify any interested persons or bodies. As of today in the region of three quarters of submission are completed within two weeks but some can be subject to extensive hold-ups. Registration occurs once the purchaser has moved in to the premises thus an expedited registration is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Betws Y Coed is the location of the property. Can you shed any light on this issue?

Flying freeholds in Betws Y Coed are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Betws Y Coed 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 Betws Y Coed may ascertain 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 residence.

As co-executor for the estate of my father I am disposing of a property in Neath but reside in Betws Y Coed. My conveyancer (who is 235 miles from merequires that I sign a statutory declaration before completion. Could you suggest a conveyancing practitioner in Betws Y Coed who can attest and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Betws Y Coed