It may have been a long time coming a mortgage agreement from HSBC for the refinancing of my 4 bedroom flat is coming within the next few days. Are you able to recommend a cheap conveyancing solicitor in Caerphilly?

You are on the wrong site if you are seeking a cheap conveyancing in Caerphilly. Our aim is to provide excellent value conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing companies seducing you with ninety nine pound conveyancing in Caerphilly. At best, in going for low cost conveyancing, you will receive what you pay for and at worst it will result in you spending a lot in extras and still not get the service you were looking for.

The Caerphilly conveyancing solicitors that just started acting on my house acquisition in Caerphilly have suddenly closed. They were on acting for me because I needed a lawyer on the Yorkshire BS conveyancing panel and my preferred Caerphilly lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

I used Action Conveyancing a few years ago for my conveyancing in Caerphilly. I now require my file but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Caerphilly 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 purchasing my first flat in Caerphilly benefiting from help to buy. The sellers would not reduce the amount so I negotiated 6k of extras instead. The estate agent advised me not disclose to my solicitor about the side-deal as it could affect my mortgage with the lender. 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.

In my capacity as executor for the estate of my father I am selling a property in Neath but live in Caerphilly. My conveyancer (approximately 250 miles from merequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Caerphilly who can attest this legal document for me?

strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are located in Caerphilly