I am not in a position to travel far from Narberth. What is the rationale as to why all Narberth aren't included on all bank panels?

A decade ago most mortgage companies had an attitude to risk which is different from today. The financial regulator in 2010 conducted a thematic review into fraud which in summary warned lenders: know the on your panel. Accordingly, banks have since looked to extract more information from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the lenders set.

Me and my partner are buying a flat in Narberth. It might be a silly question but how we can trust a lawyer? At some point we have to send our life savings into their account. What is the protection we have from them run away with our deposit?

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.

Are all Narberth Conveyancing Quality Solicitors on the conveyancing panel?

It is true that some lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.

is it true that all Narberth solicitor firms on the conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, no chain conveyancing. Narberth is where the house is located. Can you offer any opinion?

Flying freeholds in Narberth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Narberth you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Narberth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How easy is it to transfer to a new firm as I need to retain one who is on the conveyancing list. I instructed a high street conveyancing solicitor in Narberth round the corner but the firm is not accepted by

We will our best to assist in finding you a conveyancing solicitor in Narberth on the panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Narberth. In making use of search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Narberth.

Are you able to set out the extent of conveyancing done by Narberth conveyancing companies?

For the most part Narberth conveyancing solicitors can handle a number of assistance to domestic and rural land owners, sellers, investors, landlords and leaseholders and you can expect them to help you with some of the following services:

House sale conveyancing in Narberth or nationwide Domestic purchase conveyancing in Narberth and nationwide Preparation and advising on leases and tenancy agreements Adverse Possession claims where you are occupying an area of land adjacent to your property and using this as your own - advise on the potential for making a claim to ownership of that land Acquisition of council property under the Right to Buy Scheme Islamic mortgage transactions