I am buying a property without a mortgage in Sychdyn. I have lived for the previous twelve years in Sychdyn. Conveyancing searches are a lot of money. As I have knowledge of the area and road very well must I have all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Sychdyn conveyancing searches are non-obligatory. Your solicitor will 'advise', no-doubt strongly, that you should have searches completed, but he is duty bound to take that path of guidance. Do consider; if you are likely to dispose of the house at a future date, it will likely be be of interest to your future buyer what the searches disclose. On occasion premises with no practical issues can still reveal unfavourable search results. A competent conveyancing solicitor in Sychdyn will provide you some helpful guidance here.

We are buying a apartment in Sychdyn. I might seem paranoid but how we can trust a conveyancer? At some point we have to put our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a ground floor flat in Sychdyn. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Sychdyn?

On the day of completion you do not need to attend the conveyancers office in Sychdyn. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

Is it the case that all Sychdyn solicitors on the Clydesdale conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.

My colleague suggested that if I am buying in Sychdyn I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually quoted for as part of the standard Sychdyn conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Sychdyn around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Sychdyn.

I'm converting the mortgage on my current property to a BTL mortgage with Coventry Building Society and I will use the rest of the raised equity as a down payment on a second house. The location we are looking at is Sychdyn. Will your lawyers be able to act for both sets of lenders and link together the conveyances?

Do use our comparison tool on this page to ensure that the lawyers are approved by both mortgage companies. On the basis that they are your solicitor should be able to simultaneously deal with the two transactions but you should talk with you lawyer and communicate your expectations and needs.

I happen to be an executor of my recently deceased aunt’s Will, with a house in Sychdyn which is to be sold. The bungalow has never been registered at the Land Registry and I'm advised that some estate agents will insist that it is completed before they'll proceed. What's the mechanism for this?

In the situation that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.