I instructed a local solicitor for my conveyancing in Pencader today. After carefully reading the Terms and Conditions I seeI am on the hook for fees even where the transaction does not complete. Should I go with them or instruct an internet firm who offer no move no charge conveyancing in Pencader?

It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to neutralise those transactions that fail to complete. Please beware that such arrangements tend not to protect you from expenses such as Pencader conveyancing search charges.

I am purchasing a house without a mortgage in Pencader. I have been residing for the previous dozen years in Pencader. Conveyancing searches are a lot of money. Given that I know the area and road very well must I have all the conveyancing searches?

If you not getting a mortgage, then almost all of the Pencader conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches carried out, but he has a professional duty to do this. One thing to take into account; if you are going to dispose of the house one day, it will be of relevance to your prospective buyer what the searches reveal. There are plenty of instances where premises with apparent issues can still show up unpredicted search results. A good conveyancing solicitor in Pencader should provide you some helpful guidance here.

It is is a decade since I acquired my home in Pencader. Conveyancing solicitors have recently been instructed on the sale but I am unable to find my deeds. Is this a problem?

You need not be too concerned. Firstly there is a chance that the deeds will be retained by your lender or they could still be with the lawyers who handled the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Pencader relates to registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.

I am assisting my mother sell her house in Pencader. Will the conveyancing solicitor commission an EPC or should I organise this?

Following the abolition of Home Packs, energy assessments became a required element of selling a house. An EPC needs to be commissioned before the property is put on the market. It is not a task that conveyancers ordinarily organise. Where you are instructing a Pencader conveyancing solicitor they might be able to arrange energy performance certificates given their relationships with reputable Pencader providers

Is there a list of Kent Reliance panel conveyancers in Pencader on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings available on the web. If you are looking for a Pencader solicitor on the Kent Reliance please use our facility.

I have paid off my mortgage with Clydesdale. I assume I don't need a Pencader conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

I am buying a new build apartment in Pencader. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pencader

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.