Am I correct in assuming that the fact that my solicitor in Penyffordd is not identified on my lender's solicitor panel that there is a problem with the standard of her conveyancing?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Penyffordd conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

How do I check that the solicitor conducting my conveyancing in Penyffordd is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus paying £187.00 plus VAT in additional legal charges.

Please do take advantage of the find a lender approved solicitor tool on this page. Please choose the mortgage company and type ‘Penyffordd’ or your location and you will see numerous conveyancers based in Penyffordd or by proximity to you.

I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Penyffordd? or I am told that there is a law dating back centuries that means some house owners living in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Penyffordd?

Unless a prior purchase of the premises completed post 12 October 2013 you may expect solicitors delivering conveyancing in Penyffordd to continue to propose a a chancel search and or chancel repair liability policy.

About to purchase a new build apartment in Penyffordd. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Penyffordd

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.

Due to the encouragement of my in-laws I had a survey completed on a property in Penyffordd in advance of instructing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some banks tend not issue a loan on such a premises.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Penyffordd. Conveyancing may be slightly more expensive based on your lender's requirements.