Do all mortgage companies provide you with an approved list of Abercarn conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?

Abercarn conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.

Can you point me to a directory of UBS panel conveyancers in Abercarn on the UK Finance Lenders’ Handbook Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings open the public over the internet. If you are looking for a Abercarn property lawyer on the UBS please use our tool.

Can I be sure that the Abercarn conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Abercarn seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your transaction.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Abercarn bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Abercarn conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their published requirements. I simply don't know who is right.

Provided that the conveyancer is on the lender panel, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I was pointed in your direction by a few property agents in Abercarn to locate a conveyancer on your site. Is there a financial advantage for Estate Agents to offer your site rather than a competitor’s?

We refuse to offer any financial incentive for sending work our way. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am a fortnight into a residential purchase having been referred to solicitors by the estate agent to handle our conveyancing in Abercarn. We are not happy. Can you help me find new conveyancers?

They would have to be very bad to suggest diss instructing them. Has the mortgage offer been sent? In the event that it has you need to inform them of the replacement lawyer and get the loan are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company approved list to avoid escalating costs and complications. That should be your starting point. Our find a solicitor tool should help you find a lender approved conveyancer for your home move in Abercarn

Back In 2000, I bought a leasehold flat in Abercarn. Conveyancing and Aldermore mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Abercarn who previously acted has now retired. Any advice?

First contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Abercarn conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Abercarn Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Where a Abercarn lease has no more than eighty years it will have adverse implications on the salability of the flat. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will probably require a lease extension at some point and you need to have some idea of how much this would cost. For most Abercarnlease extensions you will be be obliged to have been the owner of the property for two years before you are eligible to carry out a lease extension. How much is the ground rent and service charge? Its a good idea to find out as much as possible regarding the company managing the block as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to day to day matters such as the tidiness of the common parts. Enquire of other tenants what they think of them. On a final note, be sure you discover the dates that the service charges are due to the managing agents and specifically what it includes.