I plan on purchasing a flat in Llantwit Fardre. My Solicitor is not on the mortgage company solicitor list. Can I still retain my Llantwit Fardre conveyancing solicitor even though they are excluded from the bank approved list?

You must have a lawyer to complete the formalities when you take out a loan to buy your home. The property lawyer will conduct all the necessary investigations on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage documentation is in order. You could select a Llantwit Fardre conveyancer of your choice. Nevertheless, where the property lawyer appointed is not a member of the bank solicitor panel additional fees will arise as separate legal representation will be need by the mortgage company. Lender panel applications may be submitted, so if your solicitor has not historically sought membership they should take the chance to apply.

Is there a reason why leasehold purchase conveyancing in Llantwit Fardre is more expensive?

In summary, leasehold conveyancing in Llantwit Fardre and elsewhere usually involve extra work compared to freehold transactions. This includes reviewing the lease, corresponding with the landlord concerning serving applicable notices, obtaining current service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first granted.

We are getting the release of further funds on our home loan from Aldermore as we want to carry out renovations to our home in Llantwit Fardre. Do we need to choose a high street Llantwit Fardre solicitor on the Aldermore conveyancing panel to deal with the legals?

Aldermore don't usually appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore panel.

I have today made my last payment due on my mortgage with UBS. I assume I don't need a Llantwit Fardre conveyancer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

I was told three weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Llantwit Fardre is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build apartment in Llantwit Fardre. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Llantwit Fardre

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I need to appoint a conveyancing solicitor for leasehold conveyancing in Llantwit Fardre. I've land on a web site which looks to be the perfect answer If it is possible to get all formalities completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?