We went with a local lawyer for our conveyancing in Conwy last week. Upon checking the small print I notewe are responsible for charges even if our purchase aborts. Would I be best advised to use a web based firm promising no completion no cost conveyancing in Conwy?

It is usually a trade off in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be higher to neutralise those conveyances that abort. Dont forget that these promotions generally do not protect you from expenses such your Conwy conveyancing search fees.

I am acquiring a property without a mortgage in Conwy. I have been living for the last 20 years in Conwy. Conveyancing searches are a lot of money. As I know the area and road intimately must I have all the conveyancing searches?

Provided that you do not need a mortgage, then all but one or two of the Conwy conveyancing searches are non-obligatory. Your solicitor will ’encourage you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of encouragement . One thing to bear in mind; if you are likely to dispose of the house at a future date, it may be of interest to your future purchaser what the searches reveal. On occasion properties with day to day issues can still throw up adverse search results. A good conveyancing solicitor in Conwy should provide you some sensible advice in this regard.

Finally the sale completed on my house in Conwy last May yet the purchaser is texting me to moan that his lawyer needs to hear from mine. What are the post completion sale formalities following completion?

After completion of your disposal your lawyer should send the transfer documentation and all of the paperwork to the purchaser's conveyancer. If applicable, your conveyancer must also confirm that the mortgage has been repaid to the purchasers solicitors. There are no post completion steps peculiar conveyancing in Conwy.

Will our lawyer be asking questions regarding flooding during the conveyancing in Conwy.

Flooding is a growing risk for solicitors dealing with homes in Conwy. Some people will purchase a house in Conwy, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, but there are a numerous searches that can be carried out by the buyer or by their solicitors which can give them a better understanding of the risks in Conwy. The conventional set of property information forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine whether the property has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the vendor, then a buyer may commence a legal claim for losses as a result of such an incorrect reply. A buyer’s conveyancers may also order an enviro report. This will higlight whether there is any known flood risk. If so, further investigations will need to be made.

What tools are available to search for a Conwy solicitor on the Yorkshire Building Society conveyancing panel? I have a car and am willing to travel upto 10miles to meet the solicitor.

Feel free to make use of the tool on this website. Please pick a mortgage company and your location and you will see a number of Conwy conveyancing lawyers locally. We have listed some Conwy conveyancing firms at the bottom of this page and you can call them to check if they are on the Yorkshire Building Society approved list