Much to our surprise we have been informed by our mortgage adviser that my Barry Island the law firm I have appointed is not on the mortgage company Solicitor panel. How can I check?

The sensible course of action for you to take is to contact your Barry Island conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

I am considering applying for a Nottingham mortgage for purchase of a new build (under development) in Barry Island with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?

There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

How can we know in advance if a Barry Island conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Barry Island getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your transaction.

I am expecting a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Barry Island solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Barry Island solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.

I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Barry Island conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

Have purchased a a semi-detached house in Barry Island , how long will it take for the Land Registry to register my ownership? My Barry Island conveyancing solicitor has been very slow, so I want to check the land registry aspects are addressed.

There is nothing unique about conveyancing in Barry Island registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. Currently in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration occurs once the purchaser is living at the premises therefore an expedited registration is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Barry Island is the location of the property. What do you suggest?

Flying freeholds in Barry Island are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Barry Island you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barry Island 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.