Am I correct in assuming that the fact that my solicitor in Pontllanfraith is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s work?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Pontllanfraith conveyancing firm and enquire why they are no longer on the approved list for your lender.

Our conveyancer has identified a a problem with the lease for the property we are buying in Pontllanfraith. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer says that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

Can I use your services to find a Conveyancing solicitor in Pontllanfraith even where I’m not buying or selling a house, for example if I wish to acquire an office in Pontllanfraith with a mortgage from HSBC Bank?

Our search tool is primarily there to find domestic conveyancing solicitors in Pontllanfraith but we have recorded at the bottom of this page some Pontllanfraith commercial conveyancing firms. You will need to enquire with the company directly to check if they are also authorised to represent HSBC Bank

I need to appoint a conveyancing solicitor for residential conveyancing in Pontllanfraith. I happened to chance upon a web site which seems to have the perfect answer If there is a chance to get all this stuff done via email that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Are all Pontllanfraith law firms on every bank conveyancing panel?

You can use our search tool or you can go into your high street lender branch in Pontllanfraith. the probability is that they can recommend conveyancing solicitors in Pontllanfraith