My wife and I are buying a 2 bedroom flat in Blaenavon with a mortgage. We wish to retain our Blaenavon solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Blaenavon property lawyer as well as pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Blaenavon conveyancing solicitor to apply to be on the conveyancing panel.

I require fast conveyancing in Blaenavon as I am faced with a deadline to exchange contracts inside 2 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?

As you are are a cash buyer you are at liberty not to have searches carried out although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Blaenavon the following are examples of what can be revealed and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...

I am looking for a ground for flat up to £235,500 and identified one close by in Blaenavon I like with amenity areas and transport links in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Blaenavon for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan that many years will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

My brother has urged me to use his conveyancing solicitors in Blaenavon. Should I use them?

Much as we are happy to recommend a Blaenavon conveyancing lawyer the best way to select a conveyancing solicitor is to have feedback from friends or relatives who have used the firm you're are thinking of instructing.

Are you able to shed any light on the aspects of conveyancing done by Blaenavon conveyancing organisations?

For the most part Blaenavon conveyancing practices manage to conduct a number of legal advice to domestic and rural land owners, vendors, first time buyers, freeholders and leaseholders and you can expect them to offer expert advice on some of the following services:

Private sale conveyancing in Blaenavon and wider afield House purchase conveyancing in Blaenavon and further afield Auction sales and purchase conveyancing in Blaenavon and across England and Wales Registering an unregistered property Remortgage transactions Advice on a boundary Issues