We are purchasing a 3 bedroom flat in Ponthir with a mortgage. We have a Ponthir solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Ponthir conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We feel that this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Ponthir conveyancing lawyer to apply to be on the conveyancing panel.

We expect to receive a AIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Ponthir solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Ponthir solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

After months of negotiation I have agreed a price on a house in Ponthir. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am selling my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being difficult. The Ponthir solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

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

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Ponthir.

I am looking for a conveyancing solicitor in Ponthir for my house move. Can I check a firm’s record with the profession’s regulator?

Anyone may review published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded call for training purposes.

Is there a difference between surveying and conveyancing in Ponthir?

Conveyancing - in Ponthir or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you discover the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the seller to fix the defects prior to you move in.