We went with a high street solicitor for our conveyancing in Machen today. Reviewing the Ts and Cs I seewe are liable for costs even where the conveyance does not complete. Should I ditch them and use an on-line conveyancing brokerage offering no-sale-no-fee conveyancing in Machen?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be uplifted to cover the conveyances that abort. You should be mindful that such offerings tend not to cover expenditure for example Machen conveyancing search expenses.

My wife and I have recently appointed a conveyancing solicitor in Machen. I I am struggling to find out whether they are on the Leeds Building Society conveyancing panel. Can you advise?

The first thing you should do is e-mail the lawyer and enquire if they are on the lender panel. Otherwise you should call Leeds Building Society who may be able to confirm.

Should our solicitor be raising questions regarding flooding during the conveyancing in Machen.

Flooding is a growing risk for conveyancers dealing with homes in Machen. There are those who purchase a house in Machen, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, however there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Machen. The standard completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a buyer may commence a legal claim for losses as a result of such an inaccurate reply. A purchaser’s solicitors may also order an enviro search. This will indicate whether there is any known flood risk. If so, more detailed investigations will need to be initiated.

Are there restrictive covenants that are commonly picked up during conveyancing in Machen?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Machen. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

About to purchase a new build flat in Machen. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Machen

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.