There is lots of information on this site about conveyancing in Penyffordd but what is your top tip for choosing the right conveyancer in Penyffordd

It would be unwise to be tempted by the lowest Penyffordd conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I have paid off my mortgage with Barclays. I assume I don't need a Penyffordd conveyancing practitioner on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Barclays has sent the Land Registry the discharge electronically, and
3. Barclays has instructed the Land Registry to do so

I have a mortgage with TSB for my property in Penyffordd. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?

TSB must be informed of your intention prior to renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel lawyer.

Me and my brother purchased a semi-detached Victorian property in Penyffordd. Conveyancing practitioner represented me and Yorkshire Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Yorkshire Building Society to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be 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 Penyffordd and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who carried out the work.

I am looking to sell my property. My previous lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in Penyffordd if that makes things easier.

Please use our search tool to help you choose a solicitor for your conveyancing in Penyffordd. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.

I am thinking of appointing a conveyancing solicitor in Penyffordd for my remortgage. Can I check a solicitor's record with the legal regulator?

One can search for presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded call for training requirements.

Do I stop the direct debit for my mortgage with Virgin Money as soon as a completion date for my home sale in Penyffordd has been set?

You are best advised to continue meeting any mortgage sums to Virgin Money until the mortgage is redeemed out of the proceeds of sale as part of your Penyffordd conveyancing.