Am I correct in assuming that the fact that my conveyancer in Hirwaun is not on my mortgage company's solicitor panel that there is a problem with the standard of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters 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 lawyer 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 Hirwaun conveyancing firm and ask them why they are no longer on the approved list for your lender.

Me and my partner are buying a flat in Hirwaun. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

How can we tell if a Hirwaun conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Hirwaun seeking recommendations is a good starting point. 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 advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.

My sealed bid on a semi in Hirwaun has been accepted, the sellers do nevertheless have a connected purchase. The sellers have put an offer on a flat, however it’s not yet agreed to, and are looking at other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Hirwaun. What should be my next step? At what stage should I apply for the mortgage with TSB?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Hirwaun conveyancing search charges, etc). The first course of action is to check that your lawyer is on the TSB approved list. Regarding the subsequent steps this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. During a buoyant market many purchasers will apply for a home loan with TSB and pay for the valuation and only if it was satisfactory would they ask their lawyer to proceed with the conveyancing in Hirwaun.

Will commercial conveyancing searches disclose proposed roadworks that could impact a commercial premises in Hirwaun?

Its becoming the norm that commercial conveyancing solicitors in Hirwaun will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Hirwaun. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hirwaun.

For every commercial conveyancing transaction in Hirwaun it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Hirwaun commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Hirwaun.

My wife and I have a renovated Edwardian house in Hirwaun. Conveyancing practitioner represented me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the matching property. Is it worth asking Chelsea Building Society to clarify?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hirwaun and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.

About to purchase a new build flat in Hirwaun. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Hirwaun

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.