My IFA says he needs my Llandovery lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have called my local Llandovery office but they don't know it.

The sensible thing to do is ask for this information from your Llandovery solicitor . Most Llandovery conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

What is the difference between a licensed conveyancer and conveyancing solicitor in Llandovery

There are many recorded licenced Conveyancers in Llandovery and Solicitor practices in Llandovery to choose from We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. The two can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Is there a list of Barclays panel solicitors in Llandovery on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings viewable online. If you are seeking to appoint a Llandovery conveyancer on the Barclays please use our facility.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Llandovery solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Llandovery surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Will our solicitor be making enquiries concerning flooding during the conveyancing in Llandovery.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Llandovery. Some people will buy a property in Llandovery, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, however there are a number of checks that may be undertaken by the buyer or by their lawyers which should give them a better appreciation of the risks in Llandovery. The conventional set of property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to find out whether the premises has historically flooded. If the property has been flooded in past which is not revealed by the seller, then a buyer may issue a legal claim for losses as a result of such an inaccurate response. The buyer’s lawyers will also carry out an environmental search. This should reveal whether there is any known flood risk. If so, additional inquiries will need to be conducted.

I used Wolstenholmes several years ago for my conveyancing in Llandovery. I now require my file but the law firm has closed. What do I do?

You should call 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 Llandovery of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

What type of premises does your Llandovery conveyancing estimates apply to?

Our conveyancing quotes are only relevant to standard residential property in England & Wales. If you have any different needs for instance industrial or agricultural land or commercial conveyancing in Llandovery do contact us to discuss this further .