Please help. My Ystalyfera solicitor is assuring me that he is legally obliged toconduct Ystalyfera conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Do I not have a choice here?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Ystalyfera conveyancing searches.

I have todaybeen informed that Stirling Law have closed. They carried out my conveyancing in Ystalyfera for a purchase of a leasehold flat 9 months ago. How can I establish that the property is in my name in the name of the previous owner?

The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ystalyfera conveyancing specialists.

I'm purchasing my first flat in Ystalyfera with a loan from The Mortgage Works. The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not inform my conveyancer about this deal as it could put at risk my mortgage with the lender. Should I keep quiet?.

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 am looking for a conveyancing lawyer in Ystalyfera for my sale. Is it possible to check a solicitor's record with the legal regulator?

Members of the public may review documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.

I have been recommended a conveyancing solicitor in Ystalyfera. I need to find out if they are listed on the bank's conveyancing panel. Could you assist?

It’s a good idea contact your solicitor to enquire if they are on the bank's approved list. Alternatively please call us and we can investigate and revert. If they are not on the conveyancing panel we we can help find a specialist conveyancing solicitor in Ystalyfera on the approved list for your mortgage company.