I am in the process of refinancing my property in Bridgend, does my lawyer need to be on the TSB Conveyancing panel?

In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

A relative informed me that in buying a property in Bridgend there could be various restrictions prohibiting external alterations to the property. Is this right?

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

We had chosen solicitors locally in Bridgend on the TSB solicitor panel. They are now charging me a further charge for the legal aspects of the TSB mortgage. Is this an additional conveyancing fee set by TSB?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. The fee is not dictated by TSB but by your Bridgend property lawyer. Plenty of firms on the TSB panel will quote an ‘acting for lender’ fee and others do not.

I'm in the process of viewing flats in Bridgend and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Nationwide.

It would be sensible to instigate your search sooner rather than later. After you have chosen your lawyer 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 taking out a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.

Will commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Bridgend?

Many commercial conveyancing solicitors in Bridgend will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Bridgend. The report provides definitive data 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 Bridgend.

For every commercial conveyancing transaction in Bridgend it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Bridgend commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Bridgend.

Over the last few months I have been searching for a flat up to £195,000 and identified one round the corner in Bridgend I like with amenity areas and transport links in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in Bridgend for this price, so just wondered if I would be making a mistake buying a short lease?

If you need a home loan that many years will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

I have been pointed in your direction by a few property agents in Bridgend to choose a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to promote your services ahead of another?

We refuse to offer any referral fee for sending work our way. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.