My husband and I are nearing an exchange on a property in Risca and my mum and dad have transferred the ten percent deposit to my property lawyer. I am now advised that as the deposit has not arrived from me my property lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

The solicitor is obliged to check with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

When it comes to lenders such as Clydesdale, do Risca conveyancers face a fee to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

Can I be sure that the Risca conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Risca obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.

Two weeks ago we had a mortgage agreed in principle with Lloyds. Risca conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from Lloyds?

Some lenders take longer than others. Have Lloyds completed the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial property in Risca?

Many commercial conveyancing solicitors in Risca will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Risca. The report provides 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 Risca.

For every commercial conveyancing transaction in Risca it is crucial 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 Risca commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Risca.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, chain free conveyancing. Risca is the location of the property. Can you offer any advice?

Flying freeholds in Risca are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Risca you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Risca may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Is it possible to swap solicitor as I need to instruct a firm on the Virgin Money conveyancing panel. I instructed a local conveyancing solicitor in Risca five minutes from me but she is not approved by Virgin Money

It would be our pleasure to help you find a conveyancing solicitor in Risca on the Virgin Money panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Risca. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Risca.