Please explain the implications if my lawyer’s firm is suspended from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Pontypool?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I am planning to move home in August. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Pontypool. Conveyancing firm was chosen prior to coming across your website.

On the afternoon of completion you can collect the keys from the property agent but this should only occur after the sellers conveyancers inform the agent that they have the completion monies and the keys can be collected. Subsequently you can inform the removal company that they can start moving you in. We are not in a position to recommend a particular removal organisation but can help you find a residential property solicitor in Pontypool or a solicitor with expertise in conveyancing in Pontypool.

Is there a list of Skipton panel conveyancers in Pontypool on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings open the public on the web. If you are looking for a Pontypool solicitor on the Skipton please make the most of our tool.

After shopping around on the internet I have found a Pontypool solicitor having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Pontypool surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm buying my first flat in Pontypool with the aid of help to buy. The builders would not budge the amount so I negotiated 6k of extras instead. The sale representative advised me not disclose to my solicitor about this deal as it will adversely affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey carried out on a property in Pontypool prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders may not grant a loan on such a home.

It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pontypool. Conveyancing may be slightly more expensive based on your lender's requirements.

I am on look out for some leasehold conveyancing in Pontypool. Before I get started I require certainty as to the remaining lease term.

If the lease is registered - and 99.9% are in Pontypool - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a 1st floor flat in Pontypool, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Pontypool with an extended lease are worth £186,000. The ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2076

With only 52 years remaining on your lease we estimate the price of your lease extension to be between £29,500 and £34,000 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.