There is lots of information on this site about conveyancing in Arthog but can you isolate your top tip for choosing the right conveyancer in Arthog

We would encourage you not to base your choice on the lowest Arthog conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We had instructed conveyancers located in Arthog on the Kent Reliance solicitor panel. They are now charging me an additional fee for handling the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. The charge is not set by Kent Reliance but by your Arthog conveyancer. Numerous firms on the Kent Reliance panel will levy an ‘acting for lender’ fee and others do not.

I am buying a property in Arthog. One unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Clydesdale your lawyer must follow the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties countrywide and is not restricted to Arthog.

I have been told that property searches are the main reason for delay in Arthog house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Arthog.

I used Arc property Solicitors several years past for my conveyancing in Arthog. I now require my papers but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Arthog of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am using a search engine for the words on line conveyancing in Arthog it reveals numerous property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for purchase transaction?

The best method of seeking the right conveyancer is through a trusted recommendation, so ask colleagues and those you trust who have acquired a property in Arthog or a local estate agent or financial adviser. Fees for conveyancing in Arthog vary, so it's advisable to request a minimum of three quotes from varying types of property lawyers. Make sure that you clarify what costs in the quote includes.

I am about to exchange buying a house in Arthog but as a result of damage from the recent storms I have agreed reparation from the owner of £3k in the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process yet my mortgage company will not agree to this. Should they have been notified?

Any lawyer being on a lender approved list is required to advise the mortgage company of any changes to the sale price. In the event that you prohibit your lawyer to report the price change to your bank then they would have no choice but to refrain from acting for you and the mortgage company.