I am progressing with the sale of my home in Cwmcarn and the EA has just telephoned to advise that the buyers are switching conveyancer. The reason given is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a major lender only work with certain solicitors rather the firm that they want to select for their conveyancing in Cwmcarn ?

Banks 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 Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 not going to have any sway in the decision.

My partner and I have recently bought a house in Cwmcarn. We have since encountered a number of issues with the house which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Cwmcarn?

The question is vague as to the nature of the problems and if they are unique to conveyancing in Cwmcarn. Conveyancing searches and investigations undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner answers a document referred to as a SPIF. If the information ends up being inaccurate, then you may have a claim 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 Cwmcarn.

Is there a list of TSB panel conveyancers in Cwmcarn on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings visible online. Where you are looking for a Cwmcarn lawyer on the TSB please make the most of our facility.

I had a mortgage agreed in principle with Barclays. Cwmcarn conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from Barclays?

There is no definitive answer here. Have Barclays completed the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am expecting a OIP from Barclays 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 Barclays recommend any Cwmcarn solicitors on the Barclays conveyancing panel, or is it better to go independently?

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

I moved into my flat on 16 February and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Cwmcarn advises it would be recorded inside ten days. Are titles in Cwmcarn uniquely lengthy to register?

As far as conveyancing in Cwmcarn is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can adjust depending on who lodges the application, whether it is in order and if the Land registry must send notices to any interested parties. At present in the region of 80% of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Registration is effected after the purchaser is living at the premises thus an expedited registration is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.

What are my options where I am unhappy with the lawyer who carried out our conveyancing in Cwmcarn?

We live in an imperfect world, and unfortunately occasionally matters do not go as planned. That being said there is recourse where you were unhappy with your conveyancing in Cwmcarn. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.