Me and my wife are buying a leasehold flat in Tredegar. My Solicitor has never been on on the bank solicitor panel. Am I still permitted to continue with my Tredegar conveyancing solicitor even though they are not on the bank list of approved lawyers?

Various options include

• Complete the purchase with your chosen Tredegar but your lender will undoubtedly instruct a from their approved panel. This will result in additional charges and probable frustration.
• Get a fresh to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to get accepted on the bank’s conveyancing panel

Can you explain why leasehold purchase conveyancing in Tredegar is more expensive?

The conveyancing fees on a leasehold premises in Tredegar is often more expensive as compared to a freehold property. This is because there is an amount of extra investigations required in liaising with the landlord and managing agents to collate the evidence concerning whether the rent and maintenance fee have been discharged and whether there are any significant expenditure in the near future on repairs or maintenance of the block.

My Solicitor in Tredegar is not listed on the Solicitor Panel. Is it possible for me to continue with my family solicitor even though they are not on the panel of approved conveyancing solicitors?

The limited options open to you here include:

1. Carry on with your existing Tredegar solicitors but will need to instruct a lawyer on their list of acceptable firms. This will result in additional total conveyancing fees as well as result in frustration.
2. Choose an alternative solicitor to to deal with the purchase, obviously checking they are on the panel

is it true that all Tredegar solicitor firms on the conveyancing panel are governed by the SRA?

As solicitors, in order to be on the approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.

I have today made my last payment due on my mortgage with . I assume I don't need a Tredegar on the panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Tredegar off the council. I have a mortgage offer with . Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial premises in Tredegar?

Many commercial conveyancing solicitors in Tredegar will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Tredegar. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tredegar.

For each commercial conveyancing transaction in Tredegar it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Tredegar commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Tredegar.