I am selling my flat in Penrhyndeudraeth and the EA has just text me to say that the buyers are swapping conveyancer. The reason given is that the bank will only deal with solicitors on their conveyancing panel. Why would a major lender only work with specific law firms rather the firm that they want to appoint to handle their conveyancing in Penrhyndeudraeth ?

Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

Can the conveyancing solicitors listed on your site execute attended exchange conveyancing in Penrhyndeudraeth?

There are a few conveyancing experts who can conduct 24hr exchanges. Do contact us to get a fee calculation and details as to dates.

I just acquired a property at auction in Penrhyndeudraeth. Conveyancing is required. What is next?

Given that you are now to in every practical sense signed on the dotted line you should retain a conveyancing lawyer soon as you now have a tight deadline in which to complete the property. Every auction property should have an associated legal set of papers. This will likely include evidence of title and search results. If you have purchased leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor ASAP. Do make sure that your finances are organised to complete the transaction on the set completion date.

I'm the only recipient of my late mum's will and I have everything in my name now, including the my former home in Penrhyndeudraeth. The Penrhyndeudraeth property was put into my name in April. I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the property in April. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many mortgage companies would take a practical view as this clause is principally there to pick up on subsales or the wholesaling and assigning of property.

When it comes to mortgage companies such as Leeds Building Society, do Penrhyndeudraeth property lawyers incur a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I have been advised by two or three local property agents in Penrhyndeudraeth to select a solicitor on your site. What’s the financial inducement for Estate Agents to recommend your site over alternative conveyancing organisations?

We refuse to give any financial incentive for directing people in our direction. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

Been looking for a lawyer for freehold sale conveyancing in Penrhyndeudraeth. We are selling, uncomplicated no mortgage to pay off, no rush, currently empty. Received an estimate from a conveyancer for nine hundred pounds excluding VAT which is a tad expensive given that its so straightforward. Can I pay less for conveyancing in Penrhyndeudraeth?

Considering it’s a sale only, £425 + VAT would be about the lowest for a Penrhyndeudraeth solicitor firm.