I am progressing with the sale of my house in Kidwelly and the EA has just called to say that the buyers are swapping solicitor. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to select to handle their conveyancing in Kidwelly ?

Banks have always had panels of law firms they are content to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. The purchasers are not going to have any sway in the decision.

Our Kidwelly solicitor has uncovered an inconsistency when comparing the surveyor’s assumptions in the valuation survey and what is in the title deeds. My solicitor informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s approach correct?

Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Will commercial conveyancing searches disclose impending roadworks that may affect a commercial premises in Kidwelly?

Many commercial conveyancing solicitors in Kidwelly will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Kidwelly. The report sets out definitive data 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 Kidwelly.

For each commercial conveyancing transaction in Kidwelly it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Kidwelly commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Kidwelly.

Just bought a semi-detached house in Kidwelly , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Kidwelly conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are dealt with.

There is nothing unique about conveyancing in Kidwelly registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. At present approximately 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Registration is effected after the buyer has moved in to the premises therefore registration formalities is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.

How does the Landlord & Tenant Act 1954 affect my commercial property in Kidwelly and how can you help?

The particular law that you refer to affords security of tenure to commercial lessees, giving them the right to apply to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Kidwelly