I am under pressure from the executor of a property in Abergavenny to exchange within four weeks. What can I do to quicken up the conveyancing process?

First, If you are under pressure to exchange we would recommend that your conveyancer is familiar with the location as they will make use of local contacts and knowledge. It is possible that they would have transacted previousproperties in the same road. Therefore consider using a Abergavenny conveyancing firm. In addition, make sure that the lawyer is on the member panel. It is said that just under twenty per cent of Abergavenny conveyancing transactions are delayed or derailed after finding out that a buyer’s conveyancer was not on their banks member panel. In many cases this discovery resulted in the buying process being held up by an average of 21 days. It is claimed that this issue affects approximately one hundred thousand home moves every year. Most Abergavenny conveyancing firms can not represent certain banks so do check at the outset.

My husband and I wish to acquire a newbuild apartment in Abergavenny with a homeloan from Chelsea Building Society.We have a Abergavenny conveyancing solicitor but Chelsea Building Society advised that he's not on their "panel". we are left little option but to use a Chelsea Building Society panel firm or keep our local solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Chelsea Building Society use our lawyer?

No, not really. The loan issued to you contains various provisions, a common one being that solicitors must be on the Chelsea Building Society approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Chelsea Building Society

Will commercial conveyancing searches reveal planned roadworks that could affect a commercial property in Abergavenny?

Many commercial conveyancing solicitors in Abergavenny will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Abergavenny. The report provides definitive data 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 Abergavenny.

For each commercial conveyancing transaction in Abergavenny it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Abergavenny commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Abergavenny.

I'm buying my first flat in Abergavenny with a mortgage from The Mortgage Works. The developers would not reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my conveyancer about this side-deal as it would jeopardize my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Can you provide any top tips for leasehold conveyancing in Abergavenny with the purpose of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Abergavenny can be reduced where you get in touch lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information needed by the buyers’ conveyancers.
If you have had any disputes with your landlord or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than ongoing. Some Abergavenny leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You may think that you are aware of the number of years left on your lease but it would be advisable double-check via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is below 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

I invested in buying a basement flat in Abergavenny, conveyancing was carried out in 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Abergavenny with a long lease are worth £222,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2096

With just 71 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.