I am need of leasehold conveyancing for a flat in a fairly new development (five years old) in Llandovery. Almost all the properties are already disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in Llandovery?

You would be putting yourself at risk in refusing to carrying out Llandovery conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that your conveyancer conducts them. If accelerating the process and cost are top of your issues you should discuss with your conveyancer about the options such as contingency insurance available to you

What does my ID and proof of funds have anything to do with my conveyancing in Llandovery? Is this really necessary?

In order to comply with Money Laundering Regulations any Llandovery conveyancing firm will require proof of identity in all conveyancing transactions. This is usually satisfied by provision of a passport and an original bank statement or utility bill evidencing your correct address.

Under Money Laundering Regulations, property lawyers are required to validate not simply the ID of conveyancing clients but also the source of fund that they receive in respect of any matter. An unwillingness to disclose this may lead to your conveyancer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to notify the appropriate authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.

Are there restrictive covenants that are commonly identified during conveyancing in Llandovery?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Llandovery. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I was recommended by a number of estate agents in Llandovery to find a solicitor using your seach tool. What’s the financial inducement for Estate Agents to market your lawyers ahead of a competitor’s?

We refuse to make any financial incentive for sending work to this site. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I am looking for a conveyancing practitioner in Llandovery for my home move. Is it possible to see a firm’s complaints history with the legal regulator?

Members of the public can search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training purposes.