My wife and I are planning to acquire a house in Treuddyn and are in fact using a Treuddyn conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Aldermore have this morning contacted us to inform me that there is now an issue as our Treuddyn solicitor is not on their approved list of lawyers. Please explain?

When purchasing a property with mortgage finance it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Treuddyn solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

We wanted to use a property lawyer in Treuddyn for our house purchase. Our broker has since advised us that our bank Barnsley Building Society won't deal with them. Surely this is unfair competition?

A decade ago most banks had an appetite for risk which was higher than today. Almost all Treuddyn conveyancing firms would have been on many mortgage company panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms concerning their operations and their employees as well as set certain criteria such a completing on a minimum amount of conveyancing. Many Treuddyn conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Treuddyn is amongst the many areas where the lawyers we recommend are members of the panel for Barnsley Building Society.

I have recentlydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Treuddyn for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?

The easiest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Treuddyn conveyancing specialists.

My business partner and I are looking to lease a unit on a shopping parade. Can you recommend lawyers offering no-move-no costs for non-domestic conveyancing in Treuddyn for below £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Treuddyn, including the disposal and acquisition of businesses as well as simply premises. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the fees these will vary based on the structure and terms of the proposed transaction. Please provide us with your contact information or call so as to enable us to provide you with comprehensive commercial conveyancing quote.

I have read on a number of online forums that when choosing a conveyancing firm they need approved by your bank. This is my first home move but I have an AIP from Halifax and I already have a high street conveyancing lawyer in Treuddyn in place. Will Birmingham Midhshires need an approved conveyancer to be selected? If so, where can I find that list so I can choose a conveyancing solicitor in Treuddyn?

You need to instruct a solicitor that is on the Birmingham Midhshires panel. Simply telephone your chosen Treuddyn conveyancing solicitor and ask if they are on the Birmingham Midhshires panel. If they are not on the panel you have numerous choices open to you here:

• Proceed with your preferred Treuddyn property lawyer but Birmingham Midhshires will need to use a conveyancing practitioner from their conveyancing panel. The net impact is additional cost and likely frustration.
• Choose a fresh conveyancing practitioner to act in the purchase, not forgetting to check that they are on the Birmingham Midhshires conveyancing panel.
• Convince your solicitor to seek to join the lender panel.