Our lender has suggested a law firm on their panel based in Caerphilly but I would rather instruct a conveyancing lawyer in Caerphilly round the corner to me. Are you able to help?

The minority of Caerphilly conveyancing practices are on all lender’s conveyancing panel. Please make use of our search tool to identify a Caerphilly conveyancing conveyancer on the on the mortgage company panel.

I moved into my flat on 4 June and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Caerphilly advises it will be registered in less than a month. Are transfers in Caerphilly uniquely lengthy to register?

As far as conveyancing in Caerphilly registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. Currently in the region of 80% of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Registration takes place once the new owner is living at the property therefore an expedited registration is not always top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.

The estate agent has sent us the confirmation of our purchase of a new build flat in Caerphilly. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

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

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared.

Given that I am about to part with hundreds of thousands of pounds on 3 bedroom house in Caerphilly I would like to talk to a solicitor concerning thetransaction before giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be carrying out your conveyancing in Caerphilly.There is no ‘factory style conveyancing’ - every client is unique person, not a file number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Caerphilly should be the amount on the final invoice that you are charged.

My husband and I are FTB’s - had an offer accepted, yet the property agent has warned us that the vendor will only proceed if we instruct the agent's recommended conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Caerphilly

We suspect that the seller is not behind this request. If they desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make the point that (a)you are serious buyers (b)you are ready to progress, with finances in place © you are chain free (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Caerphilly conveyancing solicitors - not the ones that will provide the estate agent a kickback or hit his conveyancing figures set by head office.