I can't travel far from Croesyceiliog. I would like to know the reason why all Croesyceiliog conveyancers aren't automatically on all lender panels?

Banks point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. It led to mortgage companies culling a number of firms off their books of approved property lawyers .

Can you point me to a directory of Virgin Money panel conveyancers in Croesyceiliog on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public on the web. Where you are in need of a Croesyceiliog conveyancing practitioner on the Virgin Money please make the most of our tool.

We are getting the release of further monies on our mortgage from Virgin Money as we intend to carry out a loft conversion to our house in Croesyceiliog. Are we obliged to choose a high street Croesyceiliog solicitor on the Virgin Money conveyancing panel to handle the paperwork?

Virgin Money would not normally require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.

I currently have a mortgage with Skipton for my property in Croesyceiliog. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?

Skipton must be informed of your intention before renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel firm.

Due to the input of my in-laws I had a survey completed on a house in Croesyceiliog ahead of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks tend not give a mortgage on such a home.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Croesyceiliog. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Croesyceiliog to see if the conveyancing will be more expensive.

My husband and I are first time buyers - had an offer accepted, yet the property agent has warned us that the owners will only proceed if we use the agent's chosen lawyers as they want a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Croesyceiliog

We suspect that the owner is not behind this request. Should the seller want ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Try to communicate with the vendors directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you intend to use your preferred Croesyceiliog conveyancing firm - not the ones that will provide their estate agent a commission or meet his conveyancing thresholds demanded by corporate headquarters.

Can you provide any advice for leasehold conveyancing in Croesyceiliog from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Croesyceiliog can be reduced if you get in touch lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ solicitors.
You may think that you are aware of the number of years left on your lease but it would be wise to double-check by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is below 75 years. It is therefore important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Croesyceiliog state that internal structural alterations or addition of wooden flooring require a licence from the Landlord consenting to such works. Where you fail to have the consents to hand you should not contact the landlord without checking with your conveyancer before hand. If you have had conflict with your landlord or managing agents it is essential that these are settled before the property is marketed. The purchasers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to unsettled.

Croesyceiliog Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Who is in charge of the block? For most Croesyceiliog leaseholds the outlay for major works are not included within maintenance charges, although a few managing agents in Croesyceiliog ask leaseholders to contribute towards a reserve fund created for the specific purpose of establishing a fund for larger works.