We are purchasing our first house. The property lawyer has messagedto see if we want to order supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Penllergaer

The extent of Penllergaer conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your familiarity of the region and risks, your general attitude to risk. What is important is that you adequately understand what information the searches could provide. You may then decide if you personally think you need that information. Where you are in doubt, ask the conveyancing practitioner to offer guidance.

My grandfather passed away last year and as sole heir and executor I was left the property in Penllergaer. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?

If you intend to re-mortgage then Nationwide will insist on your using a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.

Me and my partner are buying a house in Penllergaer. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to send our life savings into their account. What is the protection 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.

Last month we had a mortgage agreed in principle with Aldermore. Penllergaer conveyancing solicitors are chosen. How long does it take for Aldermore to issue the offer to the solicitor?

There is no definitive answer here. Have Aldermore conducted the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Aldermore have agreed my home loan in principle, my bid on a flat in Penllergaer has been accepted, what are the next steps?

Your property agent will wish to know who your solicitors are (make sure the solicitors are on the bank’s approved list). Call up Aldermore or the financial adviser and finish off any appropriate forms. Aldermore will sellect a valuer who will get in touch with the estate agent or seller to book a slot for the valuation to occur. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. Aldermore will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Penllergaer.

I used Wolstenholmes a few years past for my conveyancing in Penllergaer. Now, I need my documents but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Penllergaer 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.

I'm converting the mortgage on my primary house to a BTL loan with Clydesdale and intend to use the remaining equity as a down payment on further house. The neighborhood we are interested in is Penllergaer. Will your conveyancers be able to act for both sets of lenders and link together the transactions?

Make use of our search tool on this page to be sure that the solicitors are on the appropriate lender panels. On the basis that they are your lawyer will be able to connect the two deals but you should talk with you lawyer and specify your expectations and needs.