We were about to choose a conveyancing solicitor in Old St Mellons recommended using your search tool but have come across some other costs illustrations on the internet look less expensive – how come?

There are many firms of solicitors advertising alleged £99 conveyancing, yet more often than not extrafees result in the closing bill totally different to the one you expected. Conveyancers are obliged to make sure that costs listed in terms of engagement should be fair and reasonable raised The law firms that we list for conveyancing in Old St Mellons clearly state all costs for the property you intend tobuy.

Having sold my house in Old St Mellons last February but the buyer keeps Skype messaging daily to moan that her conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?

Following your sale your lawyer should send the transfer documentation and all of the paperwork to the buyer’s lawyers. Where relevant, your lawyer must also evidence that the legal charge in favour of the lender has been paid off to the purchasers lawyers. There is unlikely to be post completion requirements peculiar conveyancing in Old St Mellons.

I have been referred to a conveyancing solicitor in Old St Mellons. I I would like to check whether they are accepted on the Bank of Scotland approved list of lawyers. Could you advise?

The first thing you should do is phone the conveyancer and enquire if they can act for the bank. Alternatively you should get in touch with Bank of Scotland who may be able to help.

We are buying a terrace house in Old St Mellons. We would like to carry out an extension to the side at the house.Will legal due diligence on the property involve checks to determine if these alterations were previously refused?

Your solicitor will review the registered title as conveyancing in Old St Mellons will sometimes identify restrictions in the title documents which prevent certain alterations or require the permission of another owner. Some extensions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

I recently had an offer accepted on a house in Old St Mellons. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £175. Not long after, the conveyancing practitioner called me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have instructed a Old St Mellons conveyancing practitioner having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Old St Mellons postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Old St Mellons.

Why do I have to provide my conveyancer with various items of identification before they can proceed with my conveyancing in Old St Mellons?

Old St Mellons conveyancers are duty bound by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering Regulations to certify that the have verified the identity of their clients. It is also sometimes a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, NI number and DOB.