Is the fact that my solicitor in Bridgend is not listed on my lender's solicitor panel that there is a problem with the quality of his conveyancing?

That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Bridgend conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Having spent time reading mumsnet.com for a cheap solicitor in Bridgend, many advise that I should use a CQS accredited solicitor. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Bridgend is one of the numerous areas in England and Wales where there are Accredited solicitors.

4 months have elapsed since my purchase conveyancing in Bridgend completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are first time buyers - agreed a price, yet the selling agent advised that the seller will only go ahead if we appoint the agent's chosen conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor used to conveyancing in Bridgend

We suspect that the owner is unaware of this demand. If they want ‘a quick sale', alienating a serious buyer is counter productive. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Bridgend conveyancing lawyers - not the ones that will earn the negotiator at the agency a kickback or meet his conveyancing figures demanded by head office.

Completion is due on the disposal of our £450,000 apartment in Bridgend in seven days. The freeholder has quoted £372 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Bridgend?

Bridgend conveyancing on leasehold maisonettes ordinarily results in administration charges invoiced by landlords agents :

Answering conveyancing due diligence questions Where consent is required before sale in Bridgend Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Bridgend leasehold property is £350. For Bridgend conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Bridgend Leasehold Conveyancing - Sample of Queries before Purchasing

How is the lease structured? It would be prudent to discover as much as possible concerning the company managing the building as they can either make living at the property much simpler or a lot more difficult. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to practical issues like the upkeep of the communal areas. Enquire of prospective neighbours whether they are happy with their service. Finally, find out the dates that you are obliged pay the maintenance charge to the relevant party and specifically what you get for your money. What is the name of the managing agents?