I am buying property in Barry Island. My lawyer is not on the lender solicitor panel. Am I still permitted to retain my Barry Island conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?

Various options include

• Carry on with your existing Barry Island lawyer but your lender will no doubt instruct a conveyancing practitioner from their approved panel. The net result is additional cost and probable delay.
• Appoint a fresh solicitor to act in the purchase, making sure they are on the mortgage company conveyancing panel.
• Convince your property lawyer to pull out all the stops to get accepted on the lender’s conveyancing panel

In reviewing consumer advice sites for an affordable solicitor in Barry Island, most comment that I should look for a CQS accredited lawyer. What is CQS?

Barry Island Conveyancing Quality Scheme solicitors have achieved accreditation by the law Society CQS was created to promote high standards in the in the legal transfer of properties. CQS helps buyers and sellers to recognise practices that provide a quality residential conveyancing. Barry Island is one of locations in England and Wales in which accredited firms have a presence. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.

Various web forums that I have visited warn that are the number one cause of stalling in Barry Island conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Barry Island.

Is it simple use your search app to choose a conveyancing practitioner in Barry Island on the authorised to act for my mortgage?

First choose a lender such as Halifax, Coventry Building Society or Britannia then specify your location for instance Barry Island. Conveyancing practices in Barry Island and nationally will then be shown.

I am an executor of my recently deceased mum’s Will, with a house in Barry Island which will be marketed. The property is unregistered at HMLR and I'm told that some EAs will insist that it is done before they will move forward. What's the mechanism for this?

In the situation you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.