I am not in a position to travel far from Tonypandy. I would like to know the understand why all Tonypandy solicitors aren't included on all bank panels?

As unjust as it may seem for mortgage companies to limit who can represent them, from the public’s or lawyer’s standpoint, the flip side is that banks are increasingly anxious and regard it vital to shield themselves against mortgage fraud. As a result of this concern banks are limiting their panel of approved conveyancing lawyers to a manageable size.

I am downsizing from our home in Tonypandy and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an online conveyancing outfit rather than a conveyancing solicitor in Tonypandy. We have lived in Tonypandy for six years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You should 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 illness)

The deeds to my house are lost. The conveyancers who conducted the conveyancing in Tonypandy 10 years ago have long since closed. What are my options?

In today’s world there are duplicates made of almost everything, and your conveyancer should know exactly where to look for all the suitable documentation so you can buy or sell your house without any difficulty. Where duplicates are not available, your lawyer may be able to put in place insurance or indemnities against future claims on the premises.

My husband and I are novice buyers - had an offer accepted, but the selling agent informed us that the owners will only issue a contract if we appoint their chosen conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Tonypandy

We suspect that the seller is not behind this requirement. Should the vendor require ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Tonypandy conveyancing firm - rather thanthe ones that will give their negotiator at the agency a commission or achieve conveyancing thresholds pre-set by corporate headquarters.

Can you offer any advice when it comes to choosing a Tonypandy conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Tonypandy conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Tonypandy conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:

If the firm is not ALEP accredited then what is the reason?

Leasehold Conveyancing in Tonypandy - Sample of Questions you should consider Prior to Purchasing

How much is the service charge and ground rent on the property? You will want to discover as much as possible about the managing agents as they will either make living at the property much simpler or uncomfortable. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to practical matters like the cleanliness of the communal areas. Ask other tenants whether they are happy with their service. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and specifically what you get for your money.