What guidance do you have for searching for cost effective conveyancing in Penllergaer?

First ask your friends and family who they would recommend.

Option 2 is to look on the web for conveyancing in Penllergaer. Ring two or three listed and ask them to forward you their conveyancing costs illustrations and speak to the lawyer who will conduct the legal process ahead ofcommitting.

Option 3 is to use this site to assist you in finding the right lawyers taking into account your unique factors including location,speed, complexity and who your intended mortgage company is. Resist the temptation to opt for £99 conveyancing in Penllergaer

When it comes to lenders such as Bank of Ireland, do Penllergaer solicitors face a fee to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

My partner and I have arranged a further advance on our home loan from Aldermore as we want to carry out improvements to our property in Penllergaer. Are we obliged to appoint a nearby Penllergaer solicitor on the Aldermore conveyancing panel to deal with the paperwork?

Aldermore do not ordinarily require a member of their approved list of lawyers 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 Aldermore list.

Coventry BS have agreed my home loan in principle, my bid on a apartment in Penllergaer has been accepted, what happens next?

Your property agent will want to be informed of your conveyancer's details (be sure the conveyancing practitioners are on the bank’s approved list). Contact Coventry BS or your broker and finalise any relevant documentation. Coventry BS will sellect a valuer who will get in touch with the estate agent or seller to book a time for the valuation to occur. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Coventry BS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Penllergaer.

Me and my brother have a terraced Victorian house in Penllergaer. Conveyancing solicitor represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penllergaer and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who completed the work.

How does the Landlord & Tenant Act 1954 affect my business premises in Penllergaer and how can your lawyers assist?

The particular law that you refer to affords security of tenure to commercial tenants, giving them the right to make a request to court for a new lease and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Penllergaer is one of the many areas of the UK in which the firms we work with have offices

What can I do where I am dissatisfied with the conveyancer who did my conveyancing in Penllergaer?

We live in an imperfect world, and unfortunately occasionally things do go wrong. That being said there is recourse if you were not happy with your conveyancing in Penllergaer. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.