I have given 2 months notice to my current landlord and must vacate my rented apartment in Machen by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in a couple of weeks as don't want to have to move into temporary accommodation?

It is unwise to provide notice on a rental unless exchange of contracts has taken place. If you have not previously done so, update to your lawyer and ask them to they cajole the other solicitors, try to get a realistic time scale from them that all parties will aim to achieve

Is it the case that all Machen CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?

A selection of lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I have a mortgage with Leeds Building Society for my property in Machen. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?

You must advise Leeds Building Society in advance of renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel lawyer.

Completion of my purchase has taken place for my property in Machen. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Just had an offer accepted on a new build flat in Machen. Conveyancing is necessary evil 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Machen

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared.

Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Machen I like with open areas and railway links nearby, however it's only got 61 years on the lease. I can't really find anything else in Machen suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a home loan that many years will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months 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 current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I was recommended by a few property agents in Machen to find a solicitor on your site. Is there a financial upside for Estate Agents to promote your site over a competitor’s?

We don’t offer any commission for pointing buyers and sellers to this site. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.