Much to our surprise we have been informed by our broker that my Powys lawyer is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?

Your first step should be to contact your Powys lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

I can see plenty of information on this site concerning conveyancing in Powys but what is your top tip for appointing the right conveyancer in Powys

We would encourage you not to base your choice on the lowest Powys conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I have decided to exercise my right to buy my property in Powys off the council. I have a mortgage agreed with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 , you will need to appoint a solicitor on the conveyancing panel.

The mortgage over my property is with for my property in Powys. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval prior to letting out your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. You need not do this via a conveyancing panel firm.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Powys is where the house is located. Can you offer any assistance?

Flying freeholds in Powys are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Powys you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Powys may decide 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 premises.

I need to retain a conveyancing solicitor for residential conveyancing in Powys. I've land on a web site which seems to have the ideal offering If there is a chance to get all the legals done via phone that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Is it true that a Powys conveyancing practice taken to court by clients for failing to conduct comprehensive conveyancing investigations?

Our attention has not be brought to such a Powys conveyancing matter but according to a recent report, a couple buying a house in Cumbria successfully sued their due to development permission to build a wind farm failing to be picked up in conveyancing searches.

If you are purchasing in Powys It is essential that your conduct all Powys conveyancing searches needed to ensure you have accurate and up to date information before acquiring a home in Powys.