Am I correct in assuming that the fact that my conveyancer in St Clears is not listed on my lender's solicitor panel that there is a problem with the standard of his conveyancing?

That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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 solicitor 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 contact the St Clears conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

I have been recommended a conveyancing solicitor in St Clears. I I am struggling to find out if they are accepted on the approved list of lawyers. Could you help?

You should call your lawyer and ask them whether they are on the lender panel. Alternatively you should get in touch with who may be able to confirm.

I'm refinancing my primary home to a BTL mortgage with and I will use the rest of the raised equity as a down payment on a second property. The area we are talking about is St Clears. Will your conveyancers be able to act for both sets of mortgage companies and link together the transactions?

Make use of our comparison tool on this site to ensure that the solicitors are on the appropriate lender panels. Assuming that they are the lawyer will be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and specify your desired outcome and needs.

We are 18 days into a residential purchase having been directed to conveyancers by the high street agent to do our conveyancing in St Clears. I am not happy. Could you help me find new conveyancers?

They would need to be really bad in order to consider replacing them. Has your loan offer been issued? If so you need to inform them of the new contact details and have the mortgage documents are re-issued. Your new solicitor ideally needs to be on the lenders panel to avoid escalating charges and complications. That should be your starting point. The find a solicitor tool will help you find a lender approved solicitor for your home move in St Clears

Estate agents have just been given the go-ahead to market my ground floor flat in St Clears. Conveyancing is yet to be initiated, however I have recently received a half-yearly service charge invoice – Do I pay up?

The sensible thing to do is clear the maintenance contribution as usual because all rents and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I purchased a garden flat in St Clears, conveyancing was carried out 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in St Clears with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 50

With 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.