At long last a mortgage agreement from HSBC for the remortgage of my 2 room garden flat is expected within the next few days. Are you able to suggest a cheap conveyancing law firm in Llanwrda?

You have come to the wrong site to search for cut-price fees for conveyancing in Llanwrda. Our goal is to offer value for money conveyancing but our intention is not to advertise as being the cheapest. Avoid the trap of appointing organisations offering £100 conveyancing in Llanwrda. Optimistically, in going for low cost conveyancing, you will earn what you pay for and at worst you will end up being stung for additional fees and still not receive the service required.

Do the Building Society Association intend to launch a search tool with a view to list practices on the Darlington Building Society conveyancing panel for example in Llanwrda?

We have not been informed any intention on the part of the BSA to develop such a tool.

I'm the single beneficiary of my late mum's estate and I have everything in my name alone, including the house in Llanwrda. The Llanwrda property was put into my name in June. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in June. Will no one buy the property for half a year?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some mortgage companies would take a practical view as this provision chiefly exists to capture subsales or the flipping of property.

Is it the case that all Llanwrda conveyancing solicitors on the Nationwide conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being pedantic. The Llanwrda solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Due to the encouragement of my in-laws I had a survey completed on a house in Llanwrda prior to appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will not grant a mortgage on such a property.

It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanwrda. Conveyancing will be smoother if you use a solicitor in Llanwrda especially if they are familiar with such properties in Llanwrda.

Estate agents have just been given the go-ahead to market my ground floor apartment in Llanwrda. Conveyancing solicitors are to be appointed soon, however I have recently had a half-yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as you normally would as all rents and maintenance payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Llanwrda Conveyancing for Leasehold Flats - Examples of Queries before buying

How many of the leaseholders are in arrears for their maintenance charge payments? It is important to be aware if fixing the lift or some other major work is due in the near future that will be shared by the tenants and will dramatically increase the the service fees or result in a specific payment.