I hired a high street solicitor for my conveyancing in Machen recently. After carefully reading the official terms of business I seeI am liable for charges even where the transaction does not complete. Should I go with them or choose a web based lawyer who offer no move no charge conveyancing in Machen?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to offset those conveyances that do not go ahead. Also remember that such schemes tend not to cover outlay such your Machen conveyancing search costs.

Why is leasehold purchase conveyancing in Machen costs more?

Machen leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

We were going to get a OIP from Principality this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Machen solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Machen solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I am currently in the process of buying my council flat in Machen. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

HSBC have agreed my mortgage in principle, my bid on a property in Machen has been accepted, what happens next?

The property agent will wish to be advised as to your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the bank’s panel). Contact HSBC or the broker and complete any outstanding paperwork. HSBC will sellect a valuer who will get in touch with the estate agent or owners to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. HSBC will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Machen.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Machen is where the house is located. Can you shed any light on this issue?

Flying freeholds in Machen are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Machen you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Machen may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Estate agents have just been given the go-ahead to market my garden apartment in Machen. Conveyancing is yet to be initiated, but I have recently received a yearly maintenance charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal as all rents and service invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Machen Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying

What is the maintenance charge and ground rent on the flat? Is there a share of the freehold? Plenty Machen leasehold flats will incur a service charge for maintenance of the block levied on behalf of the freeholder. If you purchase the flat you will have to pay this contribution, normally in instalments during the year. This may differ from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge for you to pay annual, this is usually not a large amount, say around £50-£100 but you should to enquire as on occasion it can be surprisingly expensive.