In the event thatI were to purchase a freehold housein Llanarth mortgage fee and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Llanarth?

Any savings you would achieve will be limited to the Llanarth conveyancing searches. Your conveyancer is obliged to do the vast majority of work - money laundering, communicating with your sellers conveyancing practitioner, SDLT submission, register the ownership etc. A marginal saving might be made by not needing to register a mortgage however it won't be a lot.

My fiance and I decided to purchase a newly converted flat in Llanarth with a loan from Leeds Building Society.We use our Llanarth conveyancing solicitor but Leeds Building Society advised that she’s not on their "panel". we are left little option but to use a Leeds Building Society panel firm or retain our local solicitor and fork out for a Leeds Building Society panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan issued to you is subject to its terms and conditions, one of which will be that solicitors will be on the Leeds Building Society conveyancing panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Leeds Building Society

I'm in the throws of looking at apartments in Llanarth and I am about to put in an offer. Should I already have a conveyancer in place at this stage? I will be getting a home loan with Santander.

It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are getting a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.

I have decided to exercise my right to buy my property in Llanarth off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being pedantic. The Llanarth solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Have completed on a a semi-detached house in Llanarth , What is the estimated time for the Land Registry to record my title? My Llanarth conveyancing solicitor has been very slow, so I want to be certain the land registry aspects are addressed.

As far as conveyancing in Llanarth is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether it is in order and if the Land registry have to notify any other persons or bodies. As of today in the region of 80% of such applications are fully addressed within two weeks but occasionally there can be protracted hold-ups. Registration occurs after the purchaser is living at the property therefore post completion formalities is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.

Should I stop my mortgage payments with Coventry BS as soon as a completion date for my sale in Llanarth has been agreed?

You would be well advised to continue meeting any mortgage payments to Coventry BS pending the mortgage being discharged on completion as part of your Llanarth conveyancing.