Is the fact that my conveyancer in Llanwrtyd Wells is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Llanwrtyd Wells conveyancing firm and ask them why they are no longer on the approved list for your bank.

Is it the case that all Llanwrtyd Wells solicitor firms on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.

My wife and I have organised the release of further monies on our home loan from Principality as we wish to conduct a loft conversion to our home in Llanwrtyd Wells. Do we need to choose a high street Llanwrtyd Wells solicitor on the Principality conveyancing panel to deal with the paperwork?

Principality do not ordinarily require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Llanwrtyd Wells building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Llanwrtyd Wells conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend in accordance with their specific requirements. Who do I believe?

As long as the conveyancer is on the lender approved list, they must follow the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have todayfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Llanwrtyd Wells for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is in my name in the name of the previous owner?

The quickest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llanwrtyd Wells conveyancing specialists.

About to purchase a new build apartment in Llanwrtyd Wells. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llanwrtyd Wells

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Much to my surprise my conveyancing solicitor in Llanwrtyd Wells has requested from me ID documents stating that this forms part of his retainer as a conveyancer on the mortgage company Conveyancing panel. Can this be correct?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Llanwrtyd Wells