I am selling my house in Llanarth and Oakford and the estate agent has just text me to warn that the buyers are appointing a new property lawyer. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a big named mortgage company only deal with specific law firms rather the firm that they want to select for their conveyancing in Llanarth and Oakford ?

Lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that 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 unlikely to have any impact on this.

What will a local search reveal about the property we're buying in Llanarth and Oakford?

Llanarth and Oakford conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search is essential in every Llanarth and Oakford conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I have todaydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Llanarth and Oakford for a purchase of a freehold house 10 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The easiest way to check if the property is in your name, you can carry out 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 Llanarth and Oakford conveyancing specialists.

The estate agent has sent us the confirmation of our purchase of a new build flat in Llanarth and Oakford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llanarth and Oakford

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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.

My husband and I are a couple of weeks into a residential purchase having been directed to conveyancers by the selling agent to execute conveyancing in Llanarth and Oakford. I am am very disappointed with the quality of service. Could you you assist me in finding new conveyancers?

A lawyer would have to be very poor in order to consider changing them. Has the mortgage offer been sent? If so you need to advise them of the new contact details and get the loan are re-issued. The conveyancer needs to be on the mortgage company panel to avoid supplemental fees and complications. That should be your starting point. Our search tool will assist you in finding a lender approved solicitor for your home move in Llanarth and Oakford