Do the Building Society Association intend to launch a searchable register to list firms on the Norwich and Peterborough Building Society conveyancing panel for example in Porthcawl?

We would not expect to be advised of any intention on the part of the BSA to develop such a tool.

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Porthcawl bank branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Porthcawl conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?

As long as the property lawyer is on the bank panel, she or he must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I recently had an offer accepted on an apartment in Porthcawl. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. A couple of days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

After shopping around on the internet I have found a Porthcawl lawyer having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Porthcawl surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

We are selling our property in Porthcawl and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Porthcawl. Having lived in Porthcawl for three years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification need.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to check with 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 sickness)

Looking forward to sign contracts shortly on a studio apartment in Porthcawl. Conveyancing lawyers inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Porthcawl should include some of the following:

Does the lease require carpeting throughout thus preventing wood flooring? How long the lease is. You should be advised as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years Rent payments - what is payable and when you need to pay, and be on notice if this will change in the future Advice as to the provision as set out in the lease to pay service charges - in relation to the building, and the more general rights a tenant enjoys

Porthcawl Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

It is important to be aware if redecorating or some other significant cost is due shortly to be shared by the leaseholders and will dramatically increase the the service charges or result in a specific payment. Who are the managing agents?

At long last a loan offer from a mortgage company for the refinancing of my 4 bedroom apartment is coming within the next few days. Could you suggest a cheap remortgage conveyancing practitioner in Porthcawl ?

You are on the wrong site if you are in need of the lowest fares for conveyancing in Porthcawl. We can offer you excellent value conveyancing but we do not work with the cheapest lawyers. Do not be fooled by companies offering low cost conveyancing in Porthcawl.In your best case scenario, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up paying a lot in extras and still not get the service you were looking for.