I am hoping to receive a mortgage with Lloyds. I hope to use a Licensed Conveyancer in Bedwas. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We had selected conveyancing lawyers locally in Bedwas on the Skipton solicitor approved list. They are now charging me an additional fee for handling the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancer is entitled to levy a fee for this. The charge is not set by Skipton but by your Bedwas solicitor. Numerous firms on the Skipton panel will quote ’dealing with mortgage’ fee and others do not.

I'm spending time viewing apartments in Bedwas and I am now considering a potential offer. Should I already have a solicitor in place at this stage? I will be getting a mortgage with Coventry BS.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are getting a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.

Intending to buy a maisonette in Bedwas. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bedwas property lawyer is on the Aldermore conveyancing panel.

How straightforward is it to use your search app to find a conveyancing solicitor in Bedwas on the panel for my lender?

Step one is to select a mortgage company such as Yorkshire Building Society, Virgin Money or TSB then specify your preferred area a common one being Bedwas. Conveyancing organisations in Bedwas and beyond will then be identified.

My father-in-law has encouraged me to instruct his conveyancers in Bedwas. Do I follow his advice?

Much as we are happy to recommend a Bedwas conveyancing lawyer the best way to select a conveyancing practitioner is to seek recommendations from friends or relatives who have used the solicitor you're contemplating using.

What are your top tips when it comes to choosing a Bedwas conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Bedwas conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Bedwas conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

How familiar is the firm with lease extension legislation? What are the costs for lease extension conveyancing?

I acquired a ground floor flat in Bedwas, conveyancing was carried out June 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Bedwas with a long lease are worth £176,000. The ground rent is £50 per annum. The lease ceases on 21st October 2105

You have 80 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.