I am selling my apartment in Treharris and the EA has just called to advise that the purchasers are swapping law firm. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. Why would a big named lender only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Treharris ?

Banks have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Banks point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

When does exchange of contracts take place for residential conveyancing in Treharris and am I required to attend the conveyancers office?

If you are near to our conveyancing solicitors in Treharris you are invited in to sign contracts. However, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you digitally. The executing of the purchase agreement is not the important part. Signing on the dotted line is necessary for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Treharris)to be in the office at the appropriate time.

I need some expedited conveyancing in Treharris as I am under an ultimatum to exchange contracts in less than 4 weeks. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

As you are not getting a mortgage you are at liberty not to have searches conducted although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Treharris the following are examples of issues that can crop up and adversely impact the marketability of the property: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...

I'm buying a new build house in Treharris with a mortgage from TSB. The builders refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not disclose to my lawyer about the deal as it would affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Treharris is the location of the property. Can you shed any light on this issue?

Flying freeholds in Treharris are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Treharris you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Treharris may decide 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 premises.