My mortgage broker has requested my Pontypridd lawyer’ panel reference for the Nationwide conveyancing panel. Can you suggest how I discover this. I have contacted my local Pontypridd branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Pontypridd lawyer . Most Pontypridd law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Just bought a detached house in Pontypridd , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Pontypridd conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.

As far as conveyancing in Pontypridd registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any third parties. Currently approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Registration is effected once the buyer is living at the premises so 'speed' is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.

I opted to have a survey done on a house in Pontypridd prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some banks will not grant a loan on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you e-mail us we can investigate 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 Pontypridd. Conveyancing may be slightly more expensive based on your lender's requirements.

My fiance and I may need to sub-let our Pontypridd 1st floor flat for a while due to taking a sabbatical. We instructed a Pontypridd conveyancing practice in 2002 but they have since shut and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Pontypridd do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I purchased a leasehold flat in Pontypridd, conveyancing formalities finalised 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Pontypridd with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2080

With 55 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

My husband and I have an offer in principle from Yorkshire Building Society who suggested we could borrow up to £350k. When do I need to appoint a practitioner for conveyancing? Pontypridd is where we are purchasing.

It would be wise to appoint a lawyer now so that the solicitor can open the file so they can commence their AML checks etc. If and when you wish them to start work you will be asked for a payment on account usually about £225. That would normally be after you have the loan offer from the bank and valuation back, but should you wish to expedite matters you can start the ball rolling quicker albeit risking some expense.