Me and my husband are buying a leasehold flat in Rhoose. My Conveyancer has never been on on the bank approved list. Am I still permitted to continue with my Rhoose conveyancing solicitor even though they are excluded from the lender panel?

You have numerous options open to you here

• Proceed with your chosen Rhoose conveyancing practitioner but your mortgage company will no doubt appoint a conveyancing practitioner on their approved panel. The net result is additional fees together with likely frustration.
• Choose a new conveyancing practitioner to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
• Convince your lawyer to apply to join the bank panel

Can you vouch for a Barnsley Building Society accepted Rhoose conveyancing firm who can have us moved in within 10 days? Would it be better to use a high street Rhoose conveyancer or a web based firm?

We would be happy to suggest some excellent Rhoose conveyancing firms. You can also walk up the main road in Rhoose. Visit a couple of firms and request to see a conveyancing solicitor for a costs illustration. Explain your time frames together with your reasons and get a commitment on your deadline. Select the one that appears most efficient.

I had a mortgage agreed in principle with RBS. Rhoose conveyancing lawyers were appointed. How long does it take for RBS to send the offer to the solicitor?

There is no definitive answer here. Have RBS completed the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Completion of my remortgage has taken place for my property in Rhoose. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I can not fathom if my lender requires a lease extension. I have called into my local Rhoose bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Rhoose conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend based on their published requirements. Who do I believe?

Your lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

How does conveyancing in Rhoose differ for new build properties?

Most buyers of new build residence in Rhoose contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Rhoose tend to acquire the land, 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 conveyancers 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 used to new build conveyancing in Rhoose or who has acted in the same development.

I am looking for a flat up to £305k and found one near me in Rhoose I like with amenity areas and railway links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Rhoose suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.