I had intended to instruct a conveyancing solicitor in Rumney for our house move. Our broker has since notified us that our mortgage lenders Barclays won't deal with them. Why is this not regarded as unfair competition?

Lenders tend to restrict either the category or the amount of conveyancing practices on their panel. A common example of such criteria being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, some have decided to limit the amount of solicitor practices they permit to act for them. Be aware that Barclays have no responsibility for the quality of advice provided by any member of Barclays Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are differing opinions about the extent of solicitor engagement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Rumney only perform a couple conveyances per annum.

Should commercial conveyancing searches reveal impending roadworks that may impact a commercial premises in Rumney?

Its becoming the norm that commercial conveyancing solicitors in Rumney will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Rumney. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rumney.

For each commercial conveyancing transaction in Rumney it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Rumney commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Rumney.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Rumney is the location of the property. Can you offer any guidance?

Flying freeholds in Rumney are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rumney you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rumney may ascertain 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.

I am a sole trader planning to lease a unit on the high street. Can you recommend lawyers offering no-sale-no fees for commercial conveyancing in Rumney for below £1,200?

We can recommend firms who have specialist knowledge of commercial conveyancing in Rumney, including the disposal and acquisition of businesses as well as simply property. If you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. As for the costs this will depend on the structure and nuances of the deal. Please provide us with your details or call us so that we can furnish you with a detailed commercial conveyancing calculation.

Am I best advised to instruct a Rumney conveyancing lawyer based in the area that I am purchasing? I have an old university friend who can conduct the legal formalities but her office is 200miles drive away.

The primary upside of using a local Rumney conveyancing firm is that you can visit the firm to sign documents, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and they were impressed that should trump using an unknown Rumney conveyancing solicitor solely due to them being Rumney based.