I can't travel far from Newcastle Emlyn. What is the rationale as to why all Newcastle Emlyn property lawyers aren't automatically on all bank panels?

Even though it may seem unfair for mortgage companies to limit who can represent them, from the public’s or solicitor’s point of view, the the contrary view is that lending institutions are increasingly anxious and consider it imperative to protect them from illegal activities. As a result of this concern banks have reduced their conveyancing panel to a size that they are happy to control.

I am the registered owner of a freehold house in Newcastle Emlyn yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Newcastle Emlyn and has limited impact for conveyancing in Newcastle Emlyn but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

Various internet forums that I have visited warn that are the main cause of hinderance in Newcastle Emlyn house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Newcastle Emlyn.

I decided to have a survey carried out on a property in Newcastle Emlyn in advance of appointing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor advised that some banks tend not issue a loan on a flying freehold premises.

It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Newcastle Emlyn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Newcastle Emlyn to see if the conveyancing costs will increase in light of this.

I have been sourcing a conveyancing lawyer in Newcastle Emlyn for my home move. Is it possible to check a solicitor's complaints history with the legal regulator?

One may read published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.