My wife and I are purchasing a 1 bedroom apartment in Pencader with a mortgage. We like our Pencader solicitor, however the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Pencader conveyancing practitioner and pay for one of their panel firms to act for them. We consider that this is inequitable; can we not require that the mortgage company use our Pencader conveyancing practitioner ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Pencader conveyancing lawyer to apply to be on the conveyancing panel.

I am intent on selling our property in Pencader and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Pencader. We have lived in Pencader for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to enquire of 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 health insurance to cover that same ailment)

I am looking for a ground for flat up to £245,000 and identified one near me in Pencader I like with amenity areas and railway links in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Pencader for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

I was recommended by numerous estate agents in Pencader to select a property lawyer on your site. Is there a financial upside for Estate Agents to recommend your services over and above a competitor’s?

We don’t make any commission for directing people to this site. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

Is it true that a Pencader conveyancing practice taken to court by clients for failing to conduct comprehensive conveyancing searches?

Our attention has not be brought to such a Pencader conveyancing matter but it has been reported that, a couple buying a house elsewhere in England successfully won a case against their lawyer due to development permission to construct a wind farm not being identified in conveyancing searches.

Where you are purchasing in Pencader It is essential that your conveyancing practitioner conduct all Pencader conveyancing searches needed to ensure you have accurate and current information ahead of buying a home in Pencader.