I can't travel far from Rudry. Please explain the reason why all Rudry conveyancing practitioners are not on all lender panels?

Mortgage Companies normally restrict either the nature or the number of conveyancing practices on their panel. Typical examples of such criteria being that the organisation must have at least two partners. In addition to restricting the nature of firm, some have made a decision to restrict the number of practices they permit to represent them. You should note that banks have no liability for the quality of advice given by any Rudry conveyancing practitioner on their panel. Mortgage fraud was the primary trigger for the reduction of solicitor panels from 2008 even though there are differing opinions about whether solicitors sat at the center of that fraud. Statistics via HMLR reveal that thousands of conveyancing practices only conduct less than three conveyances a year. Those supporting conveyancing panel pruning question why law firms should have any entitlement to be on a bank panel when it is apparent that property law is not their primary expertise?

Last March we completed a house move in Rudry. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Rudry?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Rudry. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, the vendor fills in a questionnaire called a SPIF. answers proves to be inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Rudry.

Me and my brother purchased a 4 bedroom Victorian property in Rudry. Conveyancing solicitor acted for me and National Westminster Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rudry and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.

I am buying a new build apartment in Rudry. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Rudry

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

My father has suggested that I use his conveyancing solicitors in Rudry. Should I use them?

No doubt the ideal way to choose a conveyancing lawyer is to get recommendations from friends or family who have experience in using the solicitor that you are are thinking of instructing.