I am considering applying for a RBS mortgage for purchase of a new build (under development) in Ammanford with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?

There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Various internet forums that I have frequented warn that are a common cause of delay in Ammanford house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Ammanford.

I am buying a new build flat in Ammanford. Conveyancing is daunting 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 legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ammanford

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I opted to have a survey carried out on a house in Ammanford ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend refuse to issue a loan on such a property.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ammanford. Conveyancing may be slightly more expensive based on your lender's requirements.

My husband and I are a couple of weeks into a residential purchase having been referred to a firm by the estate agent to carry out the conveyancing in Ammanford. We are not happy. Can you you assist me in finding new solicitors?

A conveyancer would have to be really bad to suggest changing them. Has your loan offer been sent? In the event that it has you must advise them of the new conveyancer and ensure the loan are issued to the new lawyers. Your new conveyancer needs to be on the lenders approved list to avoid supplemental fees and frustration. That should be your starting point. Our search tool should help you find a bank approved lawyer for your conveyancing in Ammanford