I am nearing exchange of contracts for my flat in Llanbradach and the EA has just e-mailed to advise that the purchasers are switching solicitor. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a big named lender only deal with specific lawyers rather the firm that they want to select for their conveyancing in Llanbradach ?

Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies attribute this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

My uncle advised me that in buying a property in Llanbradach there may be various restrictions preventing external alterations to the property. Is this right?

There are anumerous of properties in Llanbradach which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Llanbradach should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We had selected conveyancing lawyers located in Llanbradach on the solicitor panel. They have just invoiced me a further fee for dealing with the mortgage. Is this an additional conveyancing fee specified by ?

Provided it is contained in their Terms of Engagement or estimate then yes your is entitled to charge a fee for this. The charge is not set by but by your Llanbradach . Some firms on the panel will quote ’dealing with mortgage’ fee and others do not.

My partner and I have organised a further advance on our home loan from as we wish to carry out renovations to our property in Llanbradach. Are we obliged to select a high street Llanbradach solicitor on the conveyancing panel to handle the legals?

do not ordinarily require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the conveyancing panel.

2 months have elapsed following my purchase conveyancing in Llanbradach completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Llanbradach is the location of the property. Can you shed any light on this issue?

Flying freeholds in Llanbradach are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanbradach you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanbradach 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.

We are 3 weeks into a residential purchase having been recommend to a firm by the local agent to handle our conveyancing in Llanbradach. I am not happy. Could you you assist me in finding new solicitors?

They would have to be really poor in order to consider diss instructing them. Has your mortgage offer been generated? In the event that it has you need to make them aware of the new contact details and get the offer are issued to the new lawyers. Your solicitor ideally needs to be on the mortgage company panel to avoid supplemental fees and frustration. So that should be your starting point. The find a solicitor tool will assist you in finding a bank approved conveyancer for your home move in Llanbradach