My grandson is purchasing a new build apartment in Criccieth with a home loan from Aldermore. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

There are a variety of conveyancing solicitors in Criccieth but how do I know who I should use?

It would be unwise to be seduced by the lowest Criccieth conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I just bought a property at auction in Criccieth. Conveyancing is necessary. What is next?

Having for all intents and purposes signed on the dotted line you must choose a conveyancing solicitor as a matter of urgency as you will have a pending a drop dead date to complete the property. Every auction property should have a corresponding auction set of papers. This will likely include most,if not all of the paperwork that your solicitor will need. In the case of leasehold premises the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You need to hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in order to complete on the on the contractual date .

Can I be sure that the Criccieth conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Criccieth obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.

I have been told that property searches are the main reason for stalling in Criccieth conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Criccieth.

Am I right to be concerned by estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a High Street Criccieth conveyancing firm?

As with many professional services, often recommendations from family and friends can be extremely useful or valuable. Yet there are lots of people with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may put forward lawyers to appoint. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the endorsement. You are at liberty to appoint your preferred conveyancer. However, bear in mind that many lenders specify a panel list of solicitors you are obliged to use for the mortgage aspect of your transaction.

I note that you have a search directory listing law firms on the mortgage company conveyancing panel. Do Criccieth conveyancing firms pay you a commission if I appoint them for my own conveyancing?

We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Criccieth.