Please help. My Rhosneigr lawyer is assuring me that he has toorder Rhosneigr conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your 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 Rhosneigr conveyancing searches.

We are purchasing a property and require a conveyancing solicitor in Rhosneigr who is on the solicitor 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 . We don't recommend any particular firms conducting conveyancing in Rhosneigr.

Can you clarify what the consequences are if my lawyer’s firm is expelled from the Conveyancing panel ahead of completing my conveyancing in Rhosneigr?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I have justbeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Rhosneigr for a purchase of a leasehold flat 18 months ago. How can I check that my home is in my name in the name of the former proprietor?

The quickest method to check if the premises is registered to you, you can make 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 Rhosneigr conveyancing specialists.

We are in the process of selling our flat in Rhosneigr. Conveyancing is fine but we are being charged a fortune from the landlord. So far we have issued a cheque for £250 for a leasehold management pack and then another £117.20 for additional questions raised by the purchaser's .

You will not have any say over the extent of the bill for this information but the average fee for the information for Rhosneigr leasehold premises is £360. For Rhosneigr conveyancing sales it is usual for the owner to pay for these costs. The landlord or their agents are not duty bound to answer such questions most will be content to do so - albeit often at exorbitant prices out of proportion to the work involved. Regretfully there is no legislation that requires set charges for administrative tasks. There is no prescriptive time limit by which they are obliged to issue answers.