My husband and I are acquiring a ground floor flat in Llanybydder. My Conveyancer is not listed on the lender conveyancing list. Am I still permitted to use my Llanybydder conveyancing solicitor even though they are excluded from the bank list of approved lawyers?

You have numerous options open to you here

• Carry on with your existing Llanybydder lawyer but your mortgage company will undoubtedly instruct a conveyancing practitioner from their approved list. This will result in additional fees and potential interruption.
• Get a new lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
• Convince your lawyer to pull out all the stops to get listed on the bank’s panel of solicitors

At what point does exchange of contracts occur in residential conveyancing in Llanybydder and do I need to attend the lawyers branch?

Where you are round the corner to our conveyancing solicitors in Llanybydder you are welcome to come in to sign contracts. That being said, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you by post or email. The signing of the contract is not when everything is set in stone. A signed contract is necessary for the firm to address the formalities at the suitable time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Llanybydder)to be in the office at the appropriate time.

My apartment in Llanybydder is up for sale and I have a purchaser. Will the lawyer have to be required to be on the RBS conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.

I can see plenty of here concerning conveyancing in Llanybydder but can you isolate your top tip for selecting the right conveyancer in Llanybydder

We would encourage you not to go for the lowest Llanybydder conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I recently had an offer agreed on an apartment in Llanybydder. My financial adviser suggested a property lawyer. I paid an upfront payment of £175. A couple of days later, the property lawyer contacted me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Intending to buy a house in Llanybydder. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanybydder conveyancer is on the UBS conveyancing panel.

I acquired my flat on 10 October and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Llanybydder said it should be dealt with in a couple of weeks. Are transfers in Llanybydder uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Llanybydder registration formalities. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd persons or bodies. Currently approximately 80% of such applications are completed in less than three weeks but some can be subject to extensive hold-ups. Historically registration occurs once the purchaser is living at the premises thus registration formalities is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.