is it true that all Taffs Well solicitor firms on the Co-operative conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.

We have a mortgage agreed in principle with Clydesdale. Taffs Well conveyancing lawyers were chosen. How long does it take for Clydesdale to forward the offer to the solicitor?

There is no definitive answer here. Have Clydesdale done the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The formalities of my purchase has taken place for my property in Taffs Well. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

How does conveyancing in Taffs Well differ for new build properties?

Most buyers of new build or newly converted property in Taffs Well contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because developers in Taffs Well typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Taffs Well or who has acted in the same development.

I have been advised by a few estate agents in Taffs Well to get a quote from a conveyancer on your site. Is there a financial upside for Estate Agents to market your services rather than a competitor’s?

We don’t offer any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I am using a search engine for the term cheap conveyancing in Taffs Well it shows results of many property lawyersin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for purchase transaction?

The ideal way of finding a suitable conveyancer is via trusted testimonial, so ask colleagues and relatives who have purchased a property in Taffs Well or a local estate agent or mortgage broker. Costs for conveyancing in Taffs Well vary, so it's sensible to secure at least four fee calculations from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.

A licensed conveyancer acted on my conveyancing in Taffs Well half a dozen years ago and was holding my registration documents but has since been shut down – What steps do I now take to retreive these?

Deeds, as such, no longer exist as the majority of properties in Taffs Well are recorded digitally at Land Registry. If you need to establish evidence of proprietorship or are disposing of or refinancing your property lawyer should obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.