Am I correct in assuming that the fact that my conveyancer in Ystradgynlais is not on my mortgage company's solicitor panel that there is a problem with the standard of her work?

That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 simply call the Ystradgynlais conveyancing firm and ask them why they are no longer on the approved list for your bank.

We are planning to acquire a house and need a conveyancing solicitor in Ystradgynlais who is on the Lloyds solicitor panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Ystradgynlais.

A colleague recommended that where I am buying in Ystradgynlais I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes included in the estimate for your Ystradgynlais conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Ystradgynlais around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ystradgynlais Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Ystradgynlais Education with plans and statistics, Local Amenities and other useful information concerning Ystradgynlais.

The estate agent has sent us the confirmation of our purchase of a new build flat in Ystradgynlais. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ystradgynlais

There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I'm remortgaging a apartment in Ystradgynlais. I have found my conveyancer's company on the CLC list, but I can't see my conveyancer's name as listed on the regulator's website. Should I be concerned?

Not all staff in the practice must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unlicensed staff.