I can't travel far from Resolven. Please clarify why all Resolven conveyancing practitioners aren't automatically on all bank panels?

Pre- 2008 most banks had an approach to risk which differs from the current day. The financial regulator in 2010 instigated a thematic review into property fraud which concluded: know the solicitors on your panel. Accordingly, banks have since looked to extract more data from law firms regarding their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Many firms have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of amount of transactions the lenders insisted on.

I am buying a brand new duplex in Resolven and my conveyancer is informing me that she has to the bank to reveal incentives from the developer. I am on a tight deadline to sign contracts and I have no desire to prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am purchasing a end of terrace house in Resolven. The intention is to an extension at the rear at the house.Will the conveyancing process involve investigations to see if these works are prohibited?

Your conveyancer will check the deeds as conveyancing in Resolven can occasionally reveal restrictions in the title deeds which prohibit categories of works or need the permission of another owner. Certain works require local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

I am expecting a OIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Resolven solicitors on the Lloyds conveyancing panel, or is it better to go independently?

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

I am currently in the process of buying my council flat in Resolven. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

Various internet forums that I have frequented warn that are the main reason for delay in Resolven house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Resolven.

How easy is it to change a solicitor as I need to find a Resolven based conveyancer who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?

In the event that you have not formally appointed a solicitor to start work and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Resolven that you're thinking of instructing.