My husband and I are purchasing a 2 bedroom flat in Newbridge with a mortgage. We wish to retain our Newbridge solicitor, however the mortgage company says she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Newbridge conveyancing practitioner and pay for one of their panel ones to act for them. This seems very unfair; are we not able to demand that the bank use our Newbridge conveyancing practitioner ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Newbridge conveyancing lawyer to apply to be on the conveyancing panel.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Newbridge is where the house is located. What do you suggest?

Flying freeholds in Newbridge are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Newbridge you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newbridge may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

We're novice buyers - agreed a price, but the property agent informed us that the owners will only proceed if we appoint the agent's chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Newbridge

It is unlikely the sellers are driving this. Should the owner desire ‘a quick sale', alienating a serious buyer is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Newbridge conveyancing firm - rather thanthe ones that will earn their negotiator at the agency a referral fee or meet his conveyancing targets set by senior management.

I am employed by a reputable estate agency in Newbridge where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have been given inconsistent advice from local Newbridge conveyancing solicitors. Could you clarify whether the seller of a flat can initiate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Newbridge Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

What restrictions are there in the Newbridge Lease? Most Newbridge leasehold apartments will be liable to pay a service bill for the upkeep of the building invoiced on behalf of the landlord. Where you acquire the property you will have to pay this contribution, normally in instalments accross the year. This can vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent to be met annual, this is usually not a large amount, say approximately £25-£75 but you need to check as on occasion it can be surprisingly expensive. How is the lease structured?

I'm selling a flat in Newbridge. I have found my conveyancer's company on the Law Society's list, but I can't see my lawyer's name on the list. Is this a big problem?

Not all staff in the company must be listed by the regulator. Provided there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.