I am in the process of selling my home in Creigiau and the estate agent has just text me to advise that the buyers are swapping solicitor. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a major lender only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Creigiau ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lending institutions blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

Are the Creigiau conveyancing solicitors identified as being on the conveyancing panel, together with their details provided by ?

Creigiau conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

Just had an offer accepted on a new build apartment in Creigiau. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Creigiau

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I have been sourcing a conveyancing lawyer in Creigiau for my house move. Is there any facility to check a firm’s complaints history with the legal regulator?

You may find presented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.

Our offer on house in Creigiau has been accepted, but there is a chain. The vendors have offered on somewhere, although it’s not been accepted yet, and are looking at other flats booked. I have instructed a nearby conveyancing solicitor in Creigiau. What should be my next step? When should I get the mortgage application with started with ?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Creigiau conveyancing search charges, etc). First, you should check that your is on the conveyancing panel. Regarding the subsequent stages this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a hot market many buyers would apply for the mortgage with and pay for the valuation and only if it was satisfactory would they pay their to press on with the conveyancing in Creigiau.