My husband and I are acquiring a new build apartment in Clynderwen and my conveyancer is telling me that she has to the bank to reveal incentives from the developer. I am under pressure to exchange and I would rather not delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

We are buying a house and require a conveyancing solicitor in Clynderwen who is on the Santander solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Clynderwen.

What is your number one tip for finding a conveyancing solicitor in Clynderwen

It would be unwise to be tempted by the cheapest Clynderwen conveyancing fees. You really do get what you’re paying 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 go into the conveyancing with your eyes wide open.

A friend informed me that in buying a property in Clynderwen there could be various restrictions preventing external alterations to the property. Is this right?

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

When it comes to lenders such as Barclays, do Clynderwen property lawyers have to pay a fee to be on the list of approved solicitors?

We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I am close to exchanging contracts on the sale of our home in Clynderwen and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Clynderwen conveyancer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing firm as opposed to a conveyancing solicitor in Clynderwen. Having lived in Clynderwen for six years we know of no issue. Should we get in touch with our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Can you provide any top tips for leasehold conveyancing in Clynderwen with the purpose of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Clynderwen can be reduced if you instruct lawyers the minute you market your property and request that they start to collate the leasehold documentation needed by the buyers’ solicitors.
If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Clynderwen state that internal structural alterations or addition of wooden flooring necessitate a licence from the Landlord acquiescing to such alterations. Where you fail to have the consents to hand do not contact the landlord without contacting your solicitor before hand. You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 75 years. It is therefore important at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share document. Arranging a replacement share certificate is often a lengthy process and slows down many a Clynderwen home move. If a new share certificate is needed, do contact the company director and secretary or managing agents (where applicable) for this sooner rather than later.

I own a garden flat in Clynderwen, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Clynderwen with a long lease are worth £255,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2098

With only 73 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.