The Cefn Mawr conveyancing firm handling our Cefn Mawr conveyancing has identified an inconsistency between the information in the home valuation report and what is in the title deeds. My solicitor informs me that he is obliged to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

What is the difference between a licensed conveyancer and conveyancing solicitor in Cefn Mawr

There are many recorded licenced Conveyancers in Cefn Mawr and Solicitor firms in Cefn Mawr who can assist with your conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am planning to move property in October. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Cefn Mawr. Conveyancing solicitor was organised prior to coming across this website.

On the day of completion you can collect the keys from your selling agent however this can only happen after the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. Subsequently you should advise the removal company that you are ready to move in. We do not suggest a particular removal organisation but can assist you in finding a conveyancing in Cefn Mawr or a lawyer that specialises in conveyancing in Cefn Mawr.

I happen to be the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Cefn Mawr. The Cefn Mawr property was put into my name in August. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the property in August. Is the property unsalable for six months?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this requirement principally exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.

Is it simple use your search app to choose a conveyancing solicitor in Cefn Mawr on the panel for my bank?

Step one is to choose a lender such as Halifax, Norwich and Peterborough Building Society or Bank of Ireland then type in your preferred area for example Cefn Mawr. Conveyancing organisations in Cefn Mawr and across England and Wales will then be shown.

I am thinking of appointing a conveyancing lawyer in Cefn Mawr for my house move. Is there any facility to check a firm’s complaints history with the profession’s regulator?

You may review documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.

If all goes to plan we aim to complete the disposal of our £150,000 flat in Cefn Mawr next week. The landlords agents has quoted £312 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Cefn Mawr?

Cefn Mawr conveyancing on leasehold apartments usually necessitates fees being levied by management companies :

Addressing conveyancing due diligence questions Where consent is required before sale in Cefn Mawr Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Cefn Mawr leasehold premises is £350. For Cefn Mawr conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I am the registered owner of a 1 bedroom flat in Cefn Mawr, conveyancing having been completed December 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Cefn Mawr with an extended lease are worth £211,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2093

You have 68 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.