I plan on buying a ground floor flat in Pembroke Dock. My Conveyancer is not on the lender conveyancing panel. Am I still permitted to use my Pembroke Dock conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?

Your options include

• Carry on with your preferred Pembroke Dock property lawyer but your bank will need to retain a conveyancer on their approved list. The net result is additional charges together with likely frustration.
• Appoint a new property lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your conveyancer to seek to join the lender panel

Some advice if I may. My Pembroke Dock conveyancer is assuring me that he is legally obliged toconduct Pembroke Dock conveyancing searches becausethe firm are on the Santanderconveyancing panel. Is my conveyancer right?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Pembroke Dock conveyancing searches.

When will exchange of contracts occur in sale conveyancing in Pembroke Dock and am I required to attend the conveyancers office?

Where you are near to one of the conveyancing solicitors in Pembroke Dock you are invited in to sign the paperwork. That being said, the lender approved solicitors we recommend supply a nationwide conveyancing service and provide just as detailed and professional a job for you when dealing with you digitally. The signing of the contract is not the point of no return. Signing on the dotted line is necessary for the firm to address the formalities at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Pembroke Dock)to be in the office at the appropriate time.

When it comes to mortgage companies such as Principality, do Pembroke Dock conveyancers face a fee to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

We have a mortgage agreed in principle with Aldermore. Pembroke Dock conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Aldermore?

Some lenders take longer than others. Have Aldermore conducted the valuation? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being a right pain. The Pembroke Dock solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I appreciate that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a house in Pembroke Dock? or I am told that there is a law dating back centuries that could mean that owners of property residing in a parish church boundary will be compelled to contribute towards maintenance towards the chancel within the church. Is this applicable for conveyancing in Pembroke Dock?

Unless a previous purchase of the premises completed post 12 October 2013 you can expect lawyers conducting conveyancing in Pembroke Dock to remain recommending a chancel search and or insurance against a claim.