Please help. My Llandysul solicitor is assuring me that he is legally obliged toapply for Llandysul conveyancing searches due to the fact thatthe firm are on the Nat Westapproved lawyer panel. These Llandysul checks cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Llandysul conveyancing searches.

The Llandysul conveyancing solicitors that I appointed last week on my house acquisition in Llandysul have suddenly closed. I chose them because I had to have a firm on the Bank of Ireland conveyancing panel and my previous Llandysul lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?

If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

I'm the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Llandysul. The Llandysul property was put into my name in March. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in March. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most banks would take a sensible view as this provision chiefly exists to identify the purchase and immediately sell or the quick reselling of property.

We are getting the release of further funds on our home loan from Aldermore as we intend to carry out alterations to our property in Llandysul. Are we obliged to appoint a bricks and mortar Llandysul solicitor on the Aldermore conveyancing panel to handle the paperwork?

Aldermore do not ordinarily appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.

After weeks of negotiation I have agreed a price on a house in Llandysul. My mortgage broker suggested a lawyer. I paid an upfront payment of £150. A few days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Aldermore 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 Aldermore 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 require quick conveyancing in Llandysul as I am faced with an ultimatum to sign on the dotted line in less than one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are are a mortgage free buyer you are at free not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Llandysul the following are instances of issues that can be revealed and therefore impact future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...

The estate agent has sent us the confirmation of our purchase of a new build flat in Llandysul. Conveyancing is necessary evil 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 conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Llandysul

Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.