My wife and I are nearing an exchange on a house in Rhiwderin and my parents have sent the exchange deposit to my property lawyer. I am now advised that as the deposit has been received from someone other than me my conveyancing practitioner needs to disclose this to my mortgage company. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?

The lawyer is duty bound to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

We are hoping to buy a newly converted flat in Rhiwderin with a homeloan from The Mortgage Works.We have a Rhiwderin conveyancing practitioner but The Mortgage Works informed us he's not listed on their "panel". we are left little option but to use a The Mortgage Works panel firm or retain our local solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that The Mortgage Works use our lawyer?

No, not really. The loan offered to you contains terms and conditions, one of which will be that solicitors needs to be on the The Mortgage Works conveyancing panel. in the past, most lenders had large numbers of law firms 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 The Mortgage Works

I am a sole trader intending to take an assignment of a lease of an office on a shopping parade. Can you recommend lawyers offering no-sale-no costs for non-domestic conveyancing in Rhiwderin for below £1,200?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Rhiwderin, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. Regarding the charges this will depend on the structure and complexity of the proposed transaction. Let us have your details or email so as to enable us to provide you with comprehensive commercial conveyancing calculation.

Can you provide any top tips for leasehold conveyancing in Rhiwderin with the purpose of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Rhiwderin can be avoided if you appoint lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation needed by the purchasers’ lawyers.
In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Rhiwderin state that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Where you fail to have the paperwork in place you should not contact the landlord without checking with your conveyancer in advance. Many landlords or managing agents in Rhiwderin levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Rhiwderin. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is ongoing. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than ongoing.

I am the registered owner of a 1st floor flat in Rhiwderin, conveyancing formalities finalised 4 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 flats in Rhiwderin with an extended lease are worth £222,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2095

With just 70 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.