How do I investigate if the solicitor handling my conveyancing in Pantymwyn is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus spending £192.00 in further legal invoice.

Please do take advantage of the search tool on this page. Please choose the lender and type ‘Pantymwyn’ or your location and you will be presented with a number of lawyer based in Pantymwyn or by proximity to you.

Me and my partner are buying a flat in Pantymwyn. I might seem paranoid but how we can trust a conveyancer? On completion day we have to deposit funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I had a mortgage agreed in principle with Nottingham. Pantymwyn conveyancing solicitors are chosen. How long does it take for Nottingham to issue the offer to the conveyancer?

Some lenders take longer than others. Have Nottingham conducted the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Pantymwyn solicitor on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

I have been told that property searches are the primary reason for hinderance in Pantymwyn conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Pantymwyn.

Me and my brother purchased a semi-detached Victorian house in Pantymwyn. Conveyancing practitioner acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??

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

I am buying my first flat in Pantymwyn with a mortgage from Yorkshire Building Society. The developers would not reduce the price so I negotiated 6k of additionals instead. The house builders rep advised me not to tell my conveyancer about this side-deal as it will put at risk my mortgage with Yorkshire Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.