I am progressing with the sale of my home in Clynderwen and the EA has just telephoned to advise that the purchasers are swapping property lawyer. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a major lender only work with specific solicitors rather the firm that they want to choose to handle their conveyancing in Clynderwen ?

Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

Are you able to recommend a Clydesdale sanctioned Clynderwen conveyancing firm that can complete within 28 days? Am I best advised to choose a high street Clynderwen firm or an internet conveyancer?

We would be happy to suggest some excellent Clynderwen conveyancing firms. You can also walk up the main road in Clynderwen. Visit a couple of law practices and request to see a conveyancing solicitor for a quote. Mention your requirements together with the reasons and ask for a commitment on your deadline. Choose the lawyer that you trust.

Due to the input of my in-laws I had a survey completed on a property in Clynderwen before appointing lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks may refuse to give a mortgage on such a home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Clynderwen. Conveyancing may be slightly more expensive based on your lender's requirements.

Do you have any advice for leasehold conveyancing in Clynderwen from the perspective of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Clynderwen can be bypassed where you instruct lawyers the minute you market your property and ask them to put together the leasehold information needed by the purchasers’ conveyancers.
Some Clynderwen leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly 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 actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your solicitors. A purchaser's lawyer will not be happy to advise 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 for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Clynderwen state that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord approving such alterations. Where you fail to have the approvals in place you should not communicate with the landlord without checking with your lawyer in the first instance.

I purchased a 2 bed flat in Clynderwen, conveyancing formalities finalised October 2011. Can you work out an approximate cost of a lease extension? Comparable flats in Clynderwen with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2076

With 51 years unexpired the likely cost is going to span between £30,400 and £35,200 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

How do I find the right lawyer for my conveyancing in Clynderwen ?

First ask your friends and family they would would instruct. Option 2 is to use a search tool on the internet for conveyancing in Clynderwen. Phone two or three from the list and ask them to email you their conveyancing quote and discuss your needs with the solicitor who will handle your conveyancing before you commit. Option 3 is to use our search tool to help you find the right solicitors taking into account your unique factors including location,speed, complexity and who the proposed lender is.Resist the temptation to appoint lowest cost conveyancing solicitors in Clynderwen