I am six weeks into the sale of my ground floor flat in Llanfyrnach and the EA has just e-mailed to advise that the buyers are changing their law firm. The excuse is that the lender will only engage with property lawyers on their approved list. Why would a big named lender only engage with certain law firms rather the firm that they want to appoint to handle their conveyancing in Llanfyrnach ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Banks point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. 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. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

I used Action Conveyancing a few years ago for my conveyancing in Llanfyrnach. Now, I need my files however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanfyrnach of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

About to purchase a new build flat in Llanfyrnach. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Llanfyrnach

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I opted to have a survey carried out on a house in Llanfyrnach in advance of retaining conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some lenders will not grant a loan on a flying freehold property.

It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llanfyrnach. Conveyancing may be slightly more expensive based on your lender's requirements.

I have been pointed in your direction by a number of selling agents in Llanfyrnach to locate a solicitor using your seach tool. Is there a financial inducement for Estate Agents to recommend your site over a competitor’s?

We refuse to offer any commission for directing people to this site. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.