We are planning to acquire a flat and need a conveyancing solicitor in Llandegla who is on the UBS conveyancing 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 UBS . We don't recommend any particular firms conducting conveyancing in Llandegla.

Will commercial conveyancing searches reveal planned roadworks that could affect a commercial site in Llandegla?

Its becoming the norm that commercial conveyancing solicitors in Llandegla will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Llandegla. 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 Llandegla.

For every commercial conveyancing transaction in Llandegla it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Llandegla commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Llandegla.

I bought my home on 6 March and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Llandegla expressed confidence that it should be recorded inside ten days. Are titles in Llandegla uniquely lengthy to register?

As far as conveyancing in Llandegla registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry must send notices to any other parties. As of today in the region of 80% of such applications are completed within two weeks but occasionally there can be longer hold-ups. Registration is effected once the new owner is living at the property thus registration formalities is not always an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.

I need to instruct a conveyancing lawyer in Llandegla for my sale. Can I check a firm’s complaints history with the legal regulator?

Members of the public may find published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.

My nephew is about to join the property ladder, he had his mortgage in principle. When the seller agreed the offer on the house we called the lender to progress the mortgage application. We were very surprised to learn that mortgage companies do not accept all property lawyer, they must be on their panel, is this right?

Banks ordinarily imposes restrictions either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Llandegla conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.