Am I correct in assuming that the fact that my solicitor in Mid Wales is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?

That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Mid Wales conveyancing firm and ask them why they are no longer on the approved list for your lender.

Me and my partner are buying a house in Mid Wales. I might seem paranoid but how we can trust a solicitor? At some point we have to put money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am being advised by my solicitor that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Mid Wales?

The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Virgin Money. Conveyancing solicitors as opposed to members of the public take out such insurances.

Two weeks ago we had a mortgage agreed in principle with TSB. Mid Wales conveyancing solicitors are chosen. How long does it take for TSB to issue the offer to the property lawyer?

Some lenders take longer than others. Have TSB conducted the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I opted to have a survey carried out on a property in Mid Wales in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some banks may not issue a mortgage on this type of house.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Mid Wales. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mid Wales to see if the conveyancing costs will increase in light of this.

How easy is it to use the search app to locate a conveyancing solicitor in Mid Wales on the panel for my mortgage?

1st pick a lender such as Yorkshire Building Society, Virgin Money or Alliance & Leicester then type in your location for instance Mid Wales. Conveyancing practices in Mid Wales and nationally should be listed.

Can you shed any light on the extent of conveyancing done by Mid Wales conveyancing companies?

Almost all Mid Wales conveyancing practices manage to offer a number of services to home and land proprietors, sellers, buyers, freeholders and leaseholders assistingwith some of the following:

Home sale conveyancing in Mid Wales and wider afield Domestic purchase conveyancing in Mid Wales and beyond Buying through Right to Buy (RTB) or Right to Acquire (RTA) schemes Assisted buying schemes - Help to Buy conveyancing Islamically-compliant mortgages in Mid Wales and countrywide Mid Wales lease extensions and enfranchisement matters