I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Tonteg. The vast majority the flats have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Tonteg?

If you are buying a property with the assistance of a mortgage, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Tonteg conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to find a new lawyer for your conveyancing in Tonteg.

Do I have to attend the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Tonteg so that I can pop in to their offices if required.

As opposed to twenty years ago, almost all banks no longer require their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still distinct advantages to using a local ayer, in your case a conveyancing solicitor in Tonteg.

I am purchasing a property in Tonteg. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

Given that you are obtaining a mortgage with Santander your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Tonteg.

We were going to get a DIP from RBS 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 RBS recommend any Tonteg solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?

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

The formalities of my remortgage has taken place for my property in Tonteg. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I purchased my home on 9 August and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Tonteg expressed confidence that it would be formalised in less than a month. Are properties in Tonteg particularly slow to register?

There is nothing unique about conveyancing in Tonteg registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. At present approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Registration takes place once the purchaser has moved in to the premises therefore 'speed' is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.

I am due to review quotes for conveyancing in Tonteg from various lawyer and choose one. Should I instruct them to hold tight until I I have my bid accepted on a flat.

We would recommend that you wait to request your conveyancer to commence work and apply for searches once the sales confirmation has been sent by the selling agent especially as Tonteg conveyancing searches are not inexpensive.