AssumingI were to buy a simple residential homein Acrefair mortgage fee and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Acrefair?

Any savings you would achieve would be limited to the costs for searches. Your solicitor still be obliged to do everything else - money laundering, correspond with your vendors conveyancer, SDLT return, register the title etc. A slight saving might be made by not having to register a mortgage but it won't be significant.

I am selling my home in Acrefair. Will my property lawyer have to be required to be on the UBS conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

I am assisting my step-mother sell her flat in Acrefair. Does the solicitor commission an energy assessment or should I organise this?

Following the abolition of HIPs, energy assessments was kept a compulsory element of moving house. An energy performance certificate must be commissioned before the property is advertised. This is not as aspect of the sale process that solicitors normally organise. Where you are instructing a Acrefair conveyancing solicitor they may help arrange energy assessments due to their relationships with long established Acrefair assessors

My husband and I are in the throws of viewing flats in Acrefair and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a home loan with Principality.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.

The formalities of my remortgage has taken place for my property in Acrefair. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Just bought a semi-detached house in Acrefair , how long will it take for the Land Registry to register the transfer to my name? My Acrefair conveyancing solicitor works at snail pace, so I want to be sure that my ownership is registered.

As far as conveyancing in Acrefair registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any other parties. As of today approximately three quarters of submission are fully dealt with within two weeks but some can be subject to longer delays. Registration is effected once the new owner has moved in to the property so 'speed' is not always top priority but if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.

I am looking for a flat up to £195,000 and identified one near me in Acrefair I like with a park and station nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Acrefair in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.