Is the fact that my solicitor in Abersychan is not listed on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?

That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Abersychan conveyancing firm and ask them why they are no longer on the approved list for your lender.

We are purchasing a house and need a conveyancing solicitor in Abersychan who is on the Coventry BS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Abersychan.

My wife and I purchased a renovated Edwardian house in Abersychan. Conveyancing solicitor acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Abersychan and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who conducted the purchase.

I am buying my first flat in Abersychan with a loan from The Mortgage Works. The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The property agent suggested that I not to tell my solicitor about this extras as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My company is wishing to lease a unit on the high street. Can you recommend conveyancers offering competitive costs for commercial conveyancing in Abersychan for under 2k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Abersychan, including the disposal and purchase of businesses as well as simply premises. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. Regarding the costs this will depend on the structure and heads of terms of the proposed transaction. Let us have your details or telephone us so that we may furnish you with comprehensive commercial conveyancing quote.