We are buying a 1 bedroom flat in Aberbargoed with a mortgage. We would like to retain our Aberbargoed conveyancer, but the mortgage company advise he's not on their "panel". It appears that we have little choice but to select one of the mortgage company panel conveyancing practices or keep our Aberbargoed lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; can we not require that the lender use our Aberbargoed lawyer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Aberbargoed conveyancing solicitor to apply to be on the conveyancing panel.

I used Stirling Law a few years past for my conveyancing in Aberbargoed. I now require my papers but the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Aberbargoed of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Aberbargoed is the location of the property. Can you shed any light on this issue?

Flying freeholds in Aberbargoed are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Aberbargoed you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberbargoed may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I need to find a conveyancing solicitor for sale conveyancing in Aberbargoed. I have stumble upon a site which appears to be the perfect solution If there is a chance to get all this stuff done via email that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

What are your top tips when it comes to choosing a Aberbargoed conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Aberbargoed conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Aberbargoed conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:

How experienced is the firm with lease extension legislation?

I am the registered owner of a 1st floor flat in Aberbargoed, conveyancing having been completed in 2008. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Aberbargoed with an extended lease are worth £190,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2087

With just 62 years left to run the likely cost is going to range between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.