We are buying a house and need a conveyancing solicitor in Pencader who is on the Yorkshire BS approved 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 Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Pencader.

What will a local search reveal about the house I am purchasing in Pencader?

Pencader conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance PSG The local search plays a central role in most Pencader conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications applicable 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 thirteen topic areas.

How does conveyancing in Pencader differ for new build properties?

Most buyers of new build or newly converted property in Pencader contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because house builders in Pencader usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Pencader or who has acted in the same development.

Is it best to choose a Pencader conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can deal with the legal work but her office is 200miles drive away.

The benefit of a high street Pencader conveyancing practice is that you can drop in to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Pencader know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were impressed that must outweigh using an unknown Pencader conveyancing solicitor just because they are based in the area.

My work colleague mentioned that when selecting a conveyancing firm they must be approved by your mortgage company. I am new to the process but I have an offer in principle with Virgin Money and I already have a bricks and morter conveyancing lawyer in Pencader in place. Can Nat West Bank insist on an approved conveyancer to be instructed? If so, where can I find that list for my conveyancing in Pencader?

You should instruct a solicitor that is on the Nat West Bank panel. The simplest thing to do is ring your preferred Pencader conveyancing solicitor to check if they are on the Nat West Bank panel. If they are not on the panel you have a number of alternatives available to you here:

• Carry on with your existing Pencader conveyancing practitioner but Nat West Bank will no doubt appoint a property lawyer on their approved list. The net result is additional cost and likely interruption.
• Choose a new conveyancing practitioner to conduct the conveyancing, ensuring that they are on the Nat West Bank conveyancing panel.
• Appeal to your conveyancer to seek to join the lender panel.