Is the fact that my solicitor in Ystradgynlais is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?

That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Ystradgynlais conveyancing firm and ask them why they are no longer on the approved list for your bank.

Me and my partner are due to exchange buying a property in Ystradgynlais but as a consequence of wreckage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of £3k in the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement yet Santander will not permit this. Should they have been approached?

Any lawyer that is on the Santander conveyancing panel is duty bound to inform Santander of any amendments to the sale price. If you prohibit your conveyancing practitioner to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new property lawyer for your conveyancing in Ystradgynlais.

Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Ystradgynlais so that I can attend their offices if required.

Whereas this was necessary 12 years ago, most lenders no longer require their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still distinct advantages to instructing a locally based ayer, in your situation a conveyancing solicitor in Ystradgynlais.

I need to find a conveyancing solicitor for leasehold conveyancing in Ystradgynlais. I happened to chance upon a web site which appears to be the perfect solution If there is a chance to get all the legals done via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My brother is buying a garden flat in Ystradgynlais. He has received an estimate by the conveyancer suggested by the estate agents and it came to £1250 . It was eight years ago since I sold and purchased a home and the fee was £600. Have charges really gone up that much?

You should visit 3 or 4 local Ystradgynlais conveyancing firms seeking prices. It is advisable to base your choice not just on cost, but on promptness and on how comprehensive the reply is.