My wife and I are hoping to buy a property in St Mellons and have instructed a St Mellons conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barnsley Building Society have this morning contacted us to inform me that there is now an issue as our St Mellons solicitor is not on their approved list of lawyers. What do we do from here?

When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own St Mellons solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

I am acquiring a newly constructed apartment in St Mellons and my lawyer is advising me that she is duty bound to the bank to reveal incentives from the builder. I am nearing the developer’s deadline to exchange and I have no desire to prolong matters. Is my lawyer right?

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

Can I use your services to locate a Conveyancing solicitor in St Mellons even where I’m not buying or disposing of a house, for example if I want to buy an office in St Mellons with a loan from Virgin Money?

Our comparison service is mainly used to find domestic conveyancing solicitors in St Mellons but we have recorded towards the bottom of this page some St Mellons commercial conveyancing firms. You should make contact with the solicitors directly to establish if they can also act for Virgin Money

Have completed on a a terraced house in St Mellons , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My St Mellons conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are concluded.

There is nothing unique about conveyancing in St Mellons registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. At present roughly 80% of submission are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration occurs after the purchaser is living at the property so post completion formalities is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

How do I find the right lawyer for my conveyancing in St Mellons ?

Option 1 is to ask your friends and family who they would recommend. Option 2 is to look on the web for conveyancing in St Mellons. Phone a couple or more firms from the list and ask them to send you their conveyancing fees and speak to the lawyer who will handle your conveyancing before you make your choice. Third is to make use of this site to assist you in finding the right solicitors taking into account your unique requirements including location,speed, complexity and who the proposed lender is.Avoid the trap of appointing lowest cost conveyancing solicitors in St Mellons