I am buying a flat in Abertridwr. My Solicitor is not listed on the bank solicitor list. Am I still permitted to appoint my Abertridwr conveyancing solicitor notwithstanding that they are not on the bank panel?

You have a couple of choices open to you here

• Proceed with your existing Abertridwr but your bank will undoubtedly appoint a from their conveyancing panel. The net result is additional cost together with potential interruption.
• Appoint a new to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to do everything possible to get listed on the lender’s conveyancing panel

Would the conveyancing lawyers revealed through your ’find a lawyer’ app conduct right to buy conveyancing in Abertridwr?

We do have a number of conveyancing solicitors who can service right to buy transactions Do call the lawyers listed in order to obtain a conveyancing quote.

How does conveyancing in Abertridwr differ for new build properties?

Most buyers of new build or newly converted property in Abertridwr come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Abertridwr tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Abertridwr or who has acted in the same development.

I inherited a 2 bed flat in Abertridwr, conveyancing formalities finalised in 1995. Can you work out an approximate cost of a lease extension? Corresponding flats in Abertridwr with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease ceases on 21st October 50

With just 50 years unexpired the likely cost is going to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

My son is about to join the property ladder, he had his mortgage in principle. When the seller agreed the offer on the flat we telephoned the building society to progress the mortgage application. I was very surprised to learn that mortgage companies do not accept all , they need to be on their approved list, is this correct?

Lenders normally imposes restrictions either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Abertridwr on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.