Me and my partner are acquiring our first house. Our conveyancing practitioner has contact usto check if we would like to take out extra conveyancing searches. As novices we are clueless as to what's necessary for conveyancing in Mumbles

The scope of Mumbles conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall approach to risk. What matters is that you properly appreciate what information the searches could provide. Then you can make a decision if you consider that you need that information. If uncertain, ask the property lawyer to recommend.

We are buying a flat and require a conveyancing solicitor in Mumbles who is on the Bank of Ireland solicitor panel. Could you point me in the right direction as regards a 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 Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Mumbles.

I am considering applying for a Coventry BS mortgage for purchase of a new build (under development) in Mumbles with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?

In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am assisting my mother sell her flat in Mumbles. Does the conveyancer order the EPC or it is for the owner to see to?

After the demise of Home Information Packs, EPC’s was left as a mandatory component of moving property. An energy performance certificate needs to be to hand prior to the property being put on the market. This is not a task that solicitors ordinarily organise. Where you are instructing a Mumbles conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with long established Mumbles accredited person

My wife and I buying a 4 bedroom semi-detached house in Mumbles. Our aim is to carry out an extension to the side at the house.Will the conveyancing process include investigations to ascertain if these works are allowed?

Your property lawyer will review the registered title as conveyancing in Mumbles can on occasion identify restrictions in the title documents which prevent categories of changes or require the permission of a 3rd party. Some additions call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.

Intending to buy a maisonette in Mumbles. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Mumbles lawyer is on the Clydesdale conveyancing panel.

What will a local search tell me about the property we're buying in Mumbles?

Mumbles conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Mumbles conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.