I have just been advised by my financial adviser that my Abercynon solicitor is not on the bank Solicitor panel. How can I be sure if this is correct?

The first thing you need to do is to call your Abercynon lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

My conveyancer has discovered a a legal deficiency with the lease for the apartment we are purchasing in Abercynon. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that he must check that the lender is content with this solution. Are we the client or is the mortgage company ?

Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. The appropriate lender provisions must be adhered to.

I'm the only recipient of my late father’s will and I have everything in my name alone, including the house in Abercynon. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in September. Do I have to wait 6 months to sell?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many mortgage companies would take a practical view as this provision is chiefly there to identify the purchase and immediately sell or the wholesaling and assigning of property.

We were going to get a DIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Abercynon solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Abercynon solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

I have decided to exercise my right to buy my property in Abercynon off the council. I have a mortgage agreed with UBS. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

How do I locate a Abercynon law firm on the Bank of Scotland conveyancing panel? I have wheels and am willing to travel upto 20miles to meet the conveyancer.

Feel free to make use of the facility on this website. Please select a mortgage company and your location and you will see a number of Abercynon conveyancing lawyers located nearest you. We have detailed some Abercynon conveyancing firms towards the end of this page and you can ring them to check if they are on the Bank of Scotland approved list

I am a negotiator for a busy estate agency in Abercynon where we see a few leasehold sales derailed as a result of short leases. I have received contradictory information from local Abercynon conveyancing firms. Can you shed some light as to whether the owner of a flat can initiate the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I invested in buying a ground floor flat in Abercynon, conveyancing formalities finalised February 2009. Can you work out an approximate cost of a lease extension? Corresponding flats in Abercynon with an extended lease are worth £181,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2074

With 50 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.