I am expecting a mortgage with Halifax. I hope to employ the services of a Licensed Conveyancer in Caerwys. Does the Halifax Conveyancing panel allow for conveyancers regulated by the CLC?

The Halifax conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Should commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Caerwys?

Its becoming the norm that commercial conveyancing solicitors in Caerwys will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Caerwys. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Caerwys.

For each commercial conveyancing transaction in Caerwys it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Caerwys commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Caerwys.

How does conveyancing in Caerwys differ for newly converted properties?

Most buyers of new build or newly converted property in Caerwys approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Caerwys tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Caerwys or who has acted in the same development.

We're FTB’s - agreed a price, but the agent has warned us that the owners will only proceed if we instruct the agent's preferred conveyancers as they want a ‘quick sale’. We would rather use a local conveyancer accustomed to conveyancing in Caerwys

We suspect that the seller is not behind this ultimatum. Should the owner want ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the sellers and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to instruct your preferred Caerwys conveyancing solicitors - as opposed tothe ones that will provide the negotiator at the agency a referral fee or achieve conveyancing thresholds demanded by HQ.

We are considering appointing an online solicitor ahead of a Caerwys conveyancing practice. Am I making a mistake?

There are advantages of having the option visit a local Caerwys conveyancing solicitor for instance

• signing papers on short notice
• sometimes being able to speak to someone face-to-face can make a huge difference, particularly for non-standard conveyancing
• the ability to complain if things need to addressed

When checking estimates, look out for hidden extras. The majority decent Caerwys high street solicitors give an all-inclusive figure. Many online agents seem to offer cheap prices, yet have hidden 'extras' in the fine print.