My fiance and I are planning to acquire a flat in Lampeter and are in fact using a Lampeter conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. The Mortgage Works have this morning contacted us to advise us that there is now an issue as our Lampeter lawyer is not on their conveyancing panel. Please explain?

If you are buying a property needing a mortgage it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Lampeter solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

I need some fast conveyancing in Lampeter as I have an ultimatum to exchange contracts inside 2 weeks. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

As you are are a cash purchaser you are at liberty not to have searches conducted although no solicitor would suggest that you don't. With plenty of history conveyancing in Lampeter the following are instances of issues that can crop up and therefore affect future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...

I used Action Conveyancing several years ago for my conveyancing in Lampeter. I now require my papers however the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lampeter of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I decided to have a survey done on a house in Lampeter prior to appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies may refuse to grant a loan on such a premises.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lampeter. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lampeter to see if the conveyancing will be more expensive.

Is it true that a Lampeter conveyancing firm taken to court by clients for failing to conduct the appropriate conveyancing searches?

We are not aware of such a Lampeter conveyancing claim but it has been reported that, a couple acquiring a home in Cumbria successfully won a case against their solicitor due to development permission to build a wind farm failing to be picked up in conveyancing searches.

Where you are purchasing in Lampeter It is critical that your solicitor carry out all Lampeter conveyancing searches necessary making sure that you have relevant and current information ahead of purchasing a property.