We are hoping to buy a newly converted flat in Llanbradach with a homeloan from Clydesdale.We would like to retain our Llanbradach conveyancing practitioner but Clydesdale advised that he's not listed on their "panel". We have to appoint a Clydesdale panel firm or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Clydesdale use our lawyer?

Unfortunately,no. The loan offered to you is subject to its various provisions, one of which will be that conveyancers must be on the Clydesdale approved list. Until recently, most banks 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Clydesdale

I used Action Conveyancing several years past for my conveyancing in Llanbradach. Now, I need the files however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanbradach of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am downsizing from my property. My former solicitors has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Llanbradach if that makes a difference.

Do use our search tool to help you find a solicitor for your conveyancing in Llanbradach. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I am 3 weeks into a freehold purchase having been referred to conveyancers by the estate agent to execute conveyancing in Llanbradach. I am not happy. Can you you assist me in finding new solicitors?

They would need to be really poor in order to consider replacing them. Has your loan offer been generated? If so you need to inform them of the new contact details and get the loan are issued to the new lawyers. The solicitor ideally needs to be on the mortgage company approved list to avoid supplemental costs and frustration. So that should be your starting point. Our find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Llanbradach

I own a leasehold flat in Llanbradach. Conveyancing was completed in 2011. I have been told that I should not allow the the remaining lease term to get too short. Why is that a problem?

Llanbradach residential long term leases are for a set term - often 99 years when they commenced. However many appartments in Llanbradach were built or converted in the 70’s80’s and so these leases now have fewer than eighty years left to run. This may seem like a long time however Banks, Building Societies and other mortgage institutions tend to require leases to have at least seventy five years remaining to adequate security. Accordingly when you come to sell the property you will need a lease extension if you are getting close to seventy five years. To optimize your property value you should be considering whether to extend your lease long before you come to sell it. There are also advantages to doing so before the lease hits 80 years as when the lease falls below 80 years the amount to be paid to extend starts to get a lot more expensive.