When it comes to mortgage companies such as Virgin Money, do Tremeirchion conveyancers face an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

is it true that all Tremeirchion conveyancing solicitors on the Lloyds conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.

I recently had an offer agreed on an apartment in Tremeirchion. My mortgage broker suggested a property lawyer. I paid an on account payment of £225. Not long after, the conveyancing practitioner contacted me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Various web forums that I have frequented warn that are the primary reason for obstruction in Tremeirchion house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Tremeirchion.

How does conveyancing in Tremeirchion differ for newly converted properties?

Most buyers of new build or newly converted property in Tremeirchion come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Tremeirchion usually buy the site, 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 accustomed to new build conveyancing in Tremeirchion or who has acted in the same development.

I have just appointed agents to market my ground floor flat in Tremeirchion. Conveyancing is yet to be initiated, but I have just received a yearly maintenance charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should discharge the invoice as you normally would as all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Tremeirchion - Sample of Questions you should ask Prior to buying

Who is in charge of the building? Generally speaking the outlay for major works are not included within service charges, albeit that some managing agents in Tremeirchion ask leaseholders to contribute towards a reserve fund and this is used to offset against major works. The prefered form of lease arrangement is where the freehold interest is owned by the leaseholders. In this arrangement the tenants have being in charge if their destiny and although a managing agent is frequently retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.

My wife is buying a leasehold flat in Tremeirchion. Conveyancing estimates are coming in at around £1800. Is that reasonable?

The average cost in 2014 for conveyancing in Tremeirchion was just over one thousand four hundred and fifty pounds excluding SDLT and HMLR fees.