We are planning to acquire a 3 bedroom flat in Mynydd Isa with a mortgage. We like our Mynydd Isa conveyancer, however the bank advise he's not on their "panel". It appears that we have no option but to select one of the bank panel solicitors or continue with our Mynydd Isa conveyancing practitioner and pay for one of their panel firms to represent them. This seems very unfair; are we not able to require that the mortgage company use our Mynydd Isa lawyer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Mynydd Isa conveyancing solicitor to apply to be on the conveyancing panel.

Do the Building Society Association intend to launch a online directory to to identify law firms on the Melton Mowbray Building Society conveyancing panel for instance in Mynydd Isa?

We would not expect to be advised of any intention on the part of the BSA to promote such a tool.

I am assisting my sister sell her property in Mynydd Isa. Will the conveyancer order an energy performance certificate or it is for me to coordinate?

Following the abolition of Home Information Packs, energy performance certificates was kept a mandatory part of selling a house. An energy assessment should be commissioned prior to the property being advertised. It is not as aspect of the sale process that solicitors normally arrange. Where you are using a Mynydd Isa conveyancing lawyer they may help arrange EPC’s due to their relationships with reputable Mynydd Isa assessors

Can you help - my lawyer advises that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Mynydd Isa?

The appropriate level of chancel indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Mynydd Isa building society branch on numerous occasions and was reassured it wasn't an issue and they would lend. My Mynydd Isa conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.

Provided that the conveyancer is on the bank approved list, she or he must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Should my conveyancer be raising questions about flooding during the conveyancing in Mynydd Isa.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Mynydd Isa. There are those who purchase a house in Mynydd Isa, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Mynydd Isa. The standard information supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out whether the property has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a buyer could bring a claim for damages resulting from an misleading answer. A buyer’s conveyancers will also carry out an enviro report. This will indicate if there is a recorded flood risk. If so, more detailed inquiries should be initiated.

I am 17 days into a leasehold purchase having been referred to a firm by the local agent to perform conveyancing in Mynydd Isa. I am not happy. Could you you assist me in finding new conveyancers?

They would need to be very bad in order to consider changing them. Has your loan offer been generated? If so you need to advise them of the new contact details and get the offer are re-sent. Your new conveyancer needs to be on the mortgage company approved list to avoid escalating expenses and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool will help you find a lender approved lawyer for your conveyancing in Mynydd Isa