We wanted to use a property lawyer in Aberdare for our home move. Our financial adviser has since notified us that our bank Virgin Money won't deal with them. Surely this is unfair competition?

A mortgage company may insist on a panel conveyancer act for it. You would be liable to bear the charges for this. Please make use of our tool to locate a solicitor to conduct conveyancing in Aberdare on the Virgin Money conveyancing panel.

I can see plenty of here concerning conveyancing in Aberdare but what is your top tip for finding the right conveyancer in Aberdare

We would encourage you not to base your choice on the lowest Aberdare conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

A relative advised me that in purchasing a property in Aberdare there may be a number of restrictions prohibiting external changes to a property. Is this right?

There are a number of properties in Aberdare which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Aberdare should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We had instructed solicitors located in Aberdare on the Skipton solicitor approved list. They have just invoiced me an additional charge for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?

Provided it is contained in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. This fee is not set by Skipton but by your Aberdare conveyancing practitioner. Numerous firms on the Skipton panel will levy ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.

Me and my brother own a 4 bedroom Georgian property in Aberdare. Conveyancing solicitor represented me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Aberdare and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing lawyer who conducted the purchase.

Just had an offer accepted on a new build apartment in Aberdare. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Aberdare

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

When it comes to leasehold conveyancing in Aberdare what are the most common lease problems?

Leasehold conveyancing in Aberdare is not unique. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. The following missing provisions could result in a defective lease:

Insurance obligations A provision for the recovery of money spent for the benefit of another party.

You may encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Mortgage Works, and Bank of Ireland all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.

Aberdare Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing

Are any of leasehold owners in arrears of their service charge liability? Who is in charge of the block? Please tell me if there are any major works on the horizon that will add a premium to the service charges?