We wanted to use a conveyancing solicitor in Adamsdown for our house move. Our broker informed us that our bank won't deal with them. Surely this is unfair competition?

Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Adamsdown conveyancing firms would have been on most bank panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms about their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum number of transactions. Many Adamsdown conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Adamsdown is one of the many locations where the conveyancers we list are members of the panel for .

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Adamsdown is where the house is located. Can you shed any light on this issue?

Flying freeholds in Adamsdown are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Adamsdown you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Adamsdown may decide 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 residence.

Do I need to be wary about 3rd parties that I am dealing with are suggesting a national conveyancing firm as opposed to a local Adamsdown conveyancing practice?

As with lots of service providers, often input from connections can be worth their weight in gold. But there are lots of parties with a vested interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all suggest lawyers to instruct. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You are free to choose your own conveyancer. Don't forget that some lenders have an approved list of law firms you must use for the mortgage aspect of your conveyancing.

I need to instruct a conveyancing practitioner in Adamsdown for my home move. Is there any facility to see a firm’s record with the legal regulator?

You may review documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.

My lender have just issued us with a mortgage offer. We have retained a reputable conveyancer in Adamsdown yesterday. A couple of hours ago, our financial adviser called to say that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the bank had a say Is this permitted?

You can actually instruct any conveyancing solicitor you prefer to use including the said conveyancer in Adamsdown nevertheless if they are not on the your bank's approved list you must incur additional cost so the bank can instruct their own solicitors as well to protect their interest. sometimes it is conceivable that your solicitor may apply to get added to the bank panel. Do make the most of web-based tools such as lenderpanel.com to find a conveyancing solcitor in Adamsdown on the lender panel. You can go into your high street lender branch in Adamsdown. They can recommend conveyancing solicitors in Adamsdown on the approved list.