We see that you have a search directory listing firms on the Principality conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Wynyard?

We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wynyard.

I just acquired a flat at auction in Wynyard. Conveyancing is needed. What are my next steps?

Given that you have now legally committed yourself to purchase you now have to instruct a conveyancing practitioner quickly as you are faced with a tight a drop dead date to complete the conveyancing. All auction property should have an associated auction pack. This will likely include most,if not all of the documents that your conveyancer requires. In the case of leasehold premises the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds in place to complete the transaction on the set completion date.

After weeks of negotiation I have agreed a price on a house in Wynyard. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Not long after, the conveyancer contacted me sheepishly admitting that they were not on the Coventry BS 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 Coventry BS 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 am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being problematic. The Wynyard solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

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

Flooding is a growing risk for lawyers specialising in conveyancing in Wynyard. There are those who acquire a house in Wynyard, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous searches that may be undertaken by the buyer or by their conveyancers which should give them a better understanding of the risks in Wynyard. The standard information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine whether the property has suffered from flooding. If the residence has been flooded in past which is not revealed by the owner, then a purchaser could bring a legal claim for losses as a result of such an inaccurate response. A purchaser’s lawyers should also conduct an enviro search. This should reveal if there is any known flood risk. If so, further inquiries should be conducted.

I am using a search engine for the term conveyancing in Wynyard it reveals numerous conveyancerslocally. With so much choice what is the best way to find the right solicitor for me?

The preferential method of finding a suitable conveyancer is via personal recommendation, so ask friends and relatives who have acquired a property in Wynyard or the respected estate agent or financial adviser. Costs for conveyancing in Wynyard differ, so it's sensible to obtain at least four costs illustrations from different companies. Be sure to obtain confirmation that the charges are guaranteed not to increase.

My brother is purchasing a leasehold flat in Wynyard. He has received a fee estimate by the solicitor recommended by the estate agents and it came to £1156 . It was ten years ago since I sold and purchased a home and it cost was £450. Have charges really gone up that much?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Wynyard searches, land registry fees, etc)