Is the fact that my solicitor in Mountain Ash is not on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?

That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Mountain Ash conveyancing firm and enquire why they are no longer on the approved list for your lender.

What is the difference between a licensed conveyancer and conveyancing solicitor in Mountain Ash

There are two types of lawyers who can perform conveyancing in Mountain Ash namely licenced conveyancers or solicitors. Both professionals administer the legal services that you need to complete the sale or acquisition of property. They are both obliged to perform Mountain Ash conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be professionally administered and that the necessary steps will be accurately adhered to.

My wife and I purchasing a 4 bedroom semi-detached house in Mountain Ash. We would like to carry out a loft conversion at the property.Will legal investigations on the property include checks to see if these works are allowed?

Your solicitor will check the registered title as conveyancing in Mountain Ash will sometimes identify restrictions in the title deeds which restrict certain changes or require the permission of another owner. Some additions call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.

Are all Mountain Ash Conveyancing Quality Solicitors on the Co-operative conveyancing panel?

Some major banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership 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 conveyancing solicitors.

I acquired my apartment on 10 November and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Mountain Ash expressed confidence that it will be registered in less than a month. Are properties in Mountain Ash uniquely lengthy to register?

As far as conveyancing in Mountain Ash registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry communicate with any third parties. Currently approximately three quarters of such applications are fully dealt with within 12 days but some can be subject to protracted hold-ups. Registration occurs once the buyer is living at the property therefore an expedited registration is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.

How does conveyancing in Mountain Ash differ for new build properties?

Most buyers of new build or newly converted property in Mountain Ash approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Mountain Ash tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Mountain Ash or who has acted in the same development.

Can you provide any advice for leasehold conveyancing in Mountain Ash from the perspective of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Mountain Ash can be bypassed if you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information needed by the purchasers’ lawyers.
If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as over as opposed to ongoing. If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you installed wooden flooring? Most leases in Mountain Ash state that internal structural alterations or installing wooden flooring require a licence issued by the Landlord acquiescing to such works. Should you fail to have the approvals to hand you should not contact the landlord without contacting your conveyancer before hand. If you hold a share in a the Management Company, you should make sure that you have the original share document. Organising a duplicate share certificate can be a lengthy formality and frustrates many a Mountain Ash conveyancing deal. Where a reissued share certificate is required, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. You may think that you are aware of the number of years left on your lease but you should double-check via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is important at an as soon as possible 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.

I am the registered owner of a garden flat in Mountain Ash, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Mountain Ash with an extended lease are worth £176,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2075

With just 50 years unexpired the likely cost is going to range between £31,400 and £36,200 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.