Am I correct in assuming that the fact that my solicitor in Pontarddulais is not on my lender's solicitor panel that there is a problem with the quality of his work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Pontarddulais conveyancing firm and enquire why they are no longer on the approved list for your bank.

We are buying a house in Pontarddulais. I might seem paranoid but how we can trust a lawyer? At some point we have to send funds into their account. What is the protection we have from them run away with our monies?

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.

Does a directory service exist listing Virgin Money panel conveyancers in Pontarddulais on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the CML or Building Society Association websites. Very few banks make their panel listings open the public on the web. If you are seeking to appoint a Pontarddulais solicitor on the Virgin Money please use our facility.

I am expecting a DIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Pontarddulais solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Pontarddulais solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I have justbeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Pontarddulais for a purchase of a freehold house 9 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?

The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pontarddulais conveyancing specialists.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Pontarddulais. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pontarddulais

Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Pontarddulais is the location of the property. Is there any guidance you can impart?

Flying freeholds in Pontarddulais are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontarddulais you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontarddulais may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.