We are purchasing a house and need a conveyancing solicitor in Gilwern who is on the Virgin Money approved 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 Virgin Money . We don't recommend any particular firms conducting conveyancing in Gilwern.

Please explain the implications if my lawyer’s firm is expelled from the Nationwide Conveyancing panel ahead of completing my conveyancing in Gilwern?

First, this is very unlikely to happen. 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 for a fee.

My wife and I purchased a terraced Edwardian house in Gilwern. Conveyancing practitioner acted for me and Halifax. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gilwern and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.

Given that I am about to spend 450k on a two bedroom apartment in Gilwern I wish to have a conversation with the conveyancer about mytransaction prior to instructing the firm. Can this be arranged?

We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your property ownership legalities in Gilwern.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Gilwern should be the amount on the final invoice that you are charged.

Are Gilwern conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Gilwern or further afield.