I am selling my house in Pencoed. Will my conveyancing practitioner need to be required to be on the Nationwide conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Nationwide 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 at the moment.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Pencoed?

There are many registered licenced Conveyancers in Pencoed and Solicitor practices in Pencoed who provide Conveyancing services We would stress that both are regulated professionals specialising in the legal work in transferring property. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

When it comes to lenders such as Coventry BS, do Pencoed property lawyers incur an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

Is there a list of Bank of Ireland panel solicitors in Pencoed on the Building Society Association’s Website?

No. There is no such tool on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings viewable on the web. If you are seeking to appoint a Pencoed conveyancer on the Bank of Ireland please make the most of our facility.

I was recommended by numerous property agents in Pencoed to locate a property lawyer on your site. Is there a financial incentive for Estate Agents to promote your services over and above alternative conveyancing organisations?

We don’t give any commission for sending work in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

We're FTB’s - had an offer accepted, yet the property agent told us that the vendor will only move forward if we instruct the agent's recommended lawyers as they are insisting on a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Pencoed

We suspect that the owner is unaware of this ultimatum. Should the owner want ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your preferred Pencoed conveyancing firm - as opposed tothe ones that will give the estate agent a kickback or meet his conveyancing thresholds set by head office.

My fiance and I may need to rent out our Pencoed garden flat temporarily due to a career opportunity. We instructed a Pencoed conveyancing firm in 2001 but they have closed and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

The lease governs the relationship between the freeholder and you the leaseholder; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Pencoed do not contain subletting altogether – such a provision would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I acquired a ground floor flat in Pencoed, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Pencoed with a long lease are worth £181,000. The ground rent is £55 yearly. The lease runs out on 21st October 2074

You have 50 years left to run the likely cost is going to span between £31,400 and £36,200 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.