I am not in a position to travel far from Penyffordd. Is there a reason why all Penyffordd conveyancing practitioners aren't automatically on all bank panels?

Pre- 2008 most banks exhibited an approach to risk which is different from today. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which concluded: know the lawyers on your panel. Accordingly, banks have since requiredmore data from law firms regarding their operations and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Hundreds of firms have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of amount of transactions the lenders required.

We see that you have a search directory identifying solicitors on the Lloyds conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Penyffordd?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Penyffordd.

I am looking to buy a flat and need a conveyancing solicitor in Penyffordd who is on the Bank of Ireland conveyancing. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Penyffordd. We dont recommend any particular firm.

I'm in the process of viewing houses in Penyffordd and I am about to put in an offer. Should I already have a solicitor appointed at this point? I intend to finance via a home loan with Bank of Ireland.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are getting a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Penyffordd solicitor on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Penyffordd off the council. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

I am buying a new build apartment in Penyffordd. Conveyancing is daunting 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 legal work.

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

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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.