What is the most effective way to search for the right lawyer who will supply a first class service for my conveyancing in Blaina?

First ask the people you trust who they would recommend.

Option 2 is to search the internet for conveyancing in Blaina. Ring two or three listed and invite them to email you their conveyancing charges and discuss your needs with the solicitor who will handle your conveyancing beforemaking your decision.

Option 3 is to make use of this site to assist you in finding the right solicitors taking into account your individual requirements including area of the property,timings, complications and who the proposed mortgage company is. Do not be fooled by low cost conveyancing in Blaina

My Solicitor in Blaina is not listed on the Birmingham Midshires Conveyancing Panel. Is it possible for me to retain my family solicitor notwithstanding that they are excluded from the Birmingham Midshires approved list?

The limited options open to you here include:

1. Complete the purchase with your existing Blaina lawyers but Birmingham Midshires will need to retain a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing charges and cause delays.
2. Choose an alternative practitioner to act in the purchase, remembering to check they are Birmingham Midshires approved.
3. Persuade your Birmingham Midshires solicitor to seek to join the Birmingham Midshires panel

I am assisting my sister sell her house in Blaina. Does the solicitor order the EPC or do I organise this?

After the abolition of Home Information Packs, EPC’s was left as a required part of moving property. An energy performance certificate should be commissioned prior to the property being put on the market. This is not something that lawyers normally arrange. If you are instructing a Blaina conveyancing solicitor they might help arrange EPC’s due to their relationships with long established local assessors

I have paid off my mortgage with Co-operative. I assume I don't need a Blaina property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being a right pain. The Blaina solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.

A relative suggested that if I am purchasing in Blaina I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes included in the estimate for your Blaina conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Blaina around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Blaina.

I am buying a new build house in Blaina benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not disclose to my solicitor about this side-deal as it would put at risk my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.