I have a decision in principle. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather appoint a Ystalyfera based conveyancing firm?

Do check but the the likelihood is that give you one of their panel conveyancers where you want the "fee-free" deal. Call the mortgage company to determine if they allow a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Ystalyfera.

I require quick conveyancing in Ystalyfera as I am faced with pressure to complete in less than 3 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you are at liberty not to have searches carried out although no lawyer would recommend that you don't. With plenty of history conveyancing in Ystalyfera the following are examples of issues that can show up and adversely impact future saleability: Enforcement Actions, Overdue Fees, Overdue Grants, Unadopted Roads,...

I am looking for a conveyancing solicitor in Ystalyfera for my sale. Is there any facility to see a firm’s complaints history with the legal regulator?

You can search for published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator may recorded call for training requirements.

I have just appointed agents to market my 2 bed flat in Ystalyfera. Conveyancing has not commenced, but I have recently received a quarterly service charge demand – Do I pay up?

The sensible thing to do is pay the service charge as normal because all ground rent and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Ystalyfera Leasehold Conveyancing - Sample of Questions you should consider before buying

How long is the Lease? In the main the cost for major works tend not to be wrapped into the maintenance charges, albeit that there some managing agents in Ystalyfera require tenants to pay into a sinking fund and this is used to offset against major works. Are any of leasehold owners in dispute over their service charge liability?

Is it possible for you to suggest a good Ystalyfera property lawyer for buying a flat? A work colleague recommended one but their quote was £995 plus VAT for a 250k property. I think thats high. The mortgage company will be Skipton.

The purpose of this site is restricted to being a directory service for conveyancers who wish to be listed as being on the approved conveyancing panel for Skipton in certain locations for example Ystalyfera . Our intention is not to recommend any specific lawyer.