My lawyer in Pontardawe is not on the Lloyds TSB Bank Approved Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the Lloyds TSB Bank panel of approved conveyancing solicitors?

Your options are as follows:

1. Carry on with your preferred Pontardawe lawyers but Lloyds TSB Bank will need to use a solicitor on their panel. This will result in additional overall conveyancing charges and result in frustration.
2. Find an alternative practitioner to act in the purchase, obviously checking they are on the Lloyds TSB Bank panel

How does conveyancing in Pontardawe differ for new build properties?

Most buyers of new build or newly converted property in Pontardawe contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Pontardawe tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Pontardawe or who has acted in the same development.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. Pontardawe is the location of the property. Can you shed any light on this issue?

Flying freeholds in Pontardawe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontardawe you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontardawe may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am attracted to a couple of maisonettes in Pontardawe which have approximately 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Pontardawe. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease gets shorter the saleability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is advisable to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this arena.

Pontardawe Leasehold Conveyancing - A selection of Questions you should consider before buying

This information is helpful as a) areas can result in problems in the block as the common areas may begin to deteriorate where services are not paid for b) if the tenants have an issue with the running of the building you will want to have complete disclosure Make sure you find out if there is anything that is prohibited in the lease. By way of example it is fairly common in Pontardawe leases that pets are not allowed in in a block in Pontardawe. If you love the propertyin Pontardawe however your cat can’t live with you then you will be faced hard compromise. Generally speaking the cost for major works are not included within service charges, albeit that there some managing agents in Pontardawe require tenants to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.

My wife and I are acquiring a garden flat in Pontardawe. At the time of instructing our lawyer, they told us that they were on all major UK lender panels. Our mortgage broker called yesterday to advise that they are not on the Clydesdale approved list. Were it to be true, what should we do? Should we simply find a new property lawyer that is on their approved list or do we pay for dual representation, with Clydesdale appointing their own approved lawyer.

When acquiring a property with the benefit of a mortgage it is conventional for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to meet. Some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should call Clydesdale to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Clydesdale's conveyancing panel as you are at liberty to use your preferred Pontardawe lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.