I am in the process of selling my home in Tonypandy and the estate agent has just e-mailed to advise that the purchasers are swapping law firm. The reason given is that the bank will only work with property lawyers on their approved list. Why would a leading lender only engage with certain solicitors rather the firm that they want to appoint for their conveyancing in Tonypandy ?

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 considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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 purchasers are unlikely to have any impact on this.

We previously instructed solicitors based in Tonypandy on the Kent Reliance solicitor approved list. They have just billed me an additional sum for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?

Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer is entitled to charge a fee for this. The charge is not set by Kent Reliance but by your Tonypandy property lawyer. Plenty of firms on the Kent Reliance panel will quote ’dealing with mortgage’ fee and others do not.

We have agreed to purchase a house in Tonypandy. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?

As you are obtaining a mortgage with RBS your lawyer must follow the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Tonypandy.

Our sealed bid on a detached house in Tonypandy has been accepted, but there is a chain. The sellers have put an offer on a flat, however it’s not been accepted yet, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Tonypandy. What should be my next step? At what point do I apply for the mortgage with Leeds Building Society?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Tonypandy conveyancing search charges, etc). The first thing to do is ensure that your property lawyer is on the Leeds Building Society conveyancing panel. Regarding the next phase this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a rising market many buyers will apply for the mortgage with Leeds Building Society and pay for the valuation and only if it comes back ok would they ask their solicitor to proceed with searches.

Are there restrictive covenants that are commonly identified as part of conveyancing in Tonypandy?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Tonypandy. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Tonypandy is where the house is located. What do you suggest?

Flying freeholds in Tonypandy are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tonypandy you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tonypandy may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I need to instruct a conveyancing solicitor for freehold conveyancing in Tonypandy. I've discover a site which looks to be the perfect answer If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?