I sincerely hope you can assist me. My Pencoed conveyancer is informing me me that she is duty bound toapply for Pencoed conveyancing searches asthe firm are on the Virgin Moneyapproved lawyer panel. Is my lawyer correct?

You have limited options available to you. As you are obtaining a mortgage with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Pencoed conveyancing searches.

is it true that all Pencoed solicitor firms on the Lloyds conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Lloyds approved list of solicitors they would need to be governed by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.

Planning on purchasing a apartment in Pencoed. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pencoed solicitor is on the Kent Reliance conveyancing panel.

HSBC have agreed my mortgage in principle, my offer on a apartment in Pencoed has been agreed to, what are the next steps?

Your estate agent will wish to know who your solicitors are (be sure the property lawyers are on the lender’s approved list). Telephone HSBC or your broker and finish off any appropriate documentation. HSBC will sellect a valuer who will get in contact with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. HSBC will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Pencoed.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Pencoed?

Its becoming the norm that commercial conveyancing solicitors in Pencoed will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Pencoed. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pencoed.

For each commercial conveyancing transaction in Pencoed it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Pencoed commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Pencoed.

About to purchase a new build apartment in Pencoed. 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 conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pencoed

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Please confirm the Lease plans are architect prepared.

My folks are unable to locate their Pencoed land registry title on the site. They recall that back in the 70’s when they bought the bungalow there were complications with the address not being recognised in some systems.

Almost all residences in Pencoed should show up. Have you tried a search with just the postcode. Ordinarily it should reveal all the premises inside that postcode. Assuming the property is recorded it will be there with a title number. Where they bought back in the 70’s it's conceivable it may be unrecorded. The property may still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title documentation which could be with your parent’s mortgage company.