Me and my wife are acquiring residence in Magor. My lawyer has never been on on the lender solicitor panel. Am I still permitted to appoint my Magor conveyancing solicitor even though they are excluded from the bank list of approved lawyers?

Various options include

• Proceed with your existing Magor conveyancing practitioner but your lender will undoubtedly use a solicitor from their approved list. The net result is additional cost and likely delay.
• Choose a new lawyer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Convince your conveyancer to do everything possible to get listed on the bank’s panel of solicitors

I am purchasing a property without a mortgage in Magor. I have lived for the previous 20 years in Magor. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?

Provided that you do not need a home loan, then the vast majority of the Magor conveyancing searches are at your discretion. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches completed, but he has a professional duty to do this. One thing to consider; if you are intend to dispose of the house at a future date, it may be of relevance to your future buyer what the searches contain. Sometimes properties with day to day issues can still reveal unfavourable search results. A competent conveyancing solicitor in Magor should be able to give you some constructive advice in this regard.

Have just purchased a probate house at auction in Magor. Conveyancing is needed. What happens now?

Having for all intents and purposes signed on the dotted line you now have to find a conveyancing practitioner as a matter of urgency as you are facing a pending deadline in which to complete the property. An auction property will have a corresponding legal pack. This will include most,if not all of the paperwork that your solicitor will need. Where you are dealing with leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You need to pass this on to the lawyer instructed by you at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.

I am the only recipient of my late father’s estate and I have everything in my name alone, including the my former home in Magor. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as if I'd bought the house in December. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many mortgage companies would take a practical view as this provision is principally there to pick up on subsales or the wholesaling and assigning of properties.

We previously chose conveyancers with offices in Magor on the Co-operative solicitor panel. They have just invoiced me a supplemental amount for dealing with the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?

As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your lawyer can charge a fee for this. The fee is not dictated by Co-operative but by your Magor conveyancing practitioner. Plenty of firms on the Co-operative panel will levy an ‘acting for lender’ fee and others do not.

How simple is it to transfer to a new solicitor as I need to appoint a firm on the Virgin Money conveyancing panel. I had appointed a local conveyancing solicitor in Magor round the corner but the firm is not approved by Virgin Money

It would be our pleasure to help you find a conveyancing solicitor in Magor on the Virgin Money panel. Please note that the law firms that we list do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Magor. In utilising search facility on this site, you can contrast charges for conveyancing solicitors in Magor and beyond.

In scouring the web for the term on line conveyancing in Magor it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the right conveyancer for my move?

The preferential method of choosing a suitable conveyancer is through a personal recommendation, so seek the counsel of friends and those you trust who have purchased a property in Magor or the local estate agent or mortgage broker. Fees for conveyancing in Magor differ, so it's sensible to obtain at least three estimates from different law firms. Dont forget to clarify that the fees are fixed.