I am considering refinancing my home in Aberbargoed, does my lawyer have to be on the RBS Conveyancing panel?

There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Are all Aberbargoed Conveyancing Quality Solicitors on the Yorkshire BS conveyancing panel?

Some major lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

We are getting the release of further monies on our mortgage from Clydesdale as we wish to conduct renovations to our home in Aberbargoed. Are we obliged to choose a bricks and mortar Aberbargoed solicitor on the Clydesdale conveyancing panel to deal with the paperwork?

Clydesdale don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.

Last month we had a mortgage agreed in principle with Lloyds. Aberbargoed conveyancing lawyers are appointed. How long does it take for Lloyds to forward the offer to the conveyancer?

There is no definitive answer here. Have Lloyds conducted the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We are close to exchanging contracts on the sale of our home in Aberbargoed and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Aberbargoed conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Aberbargoed. We have lived in Aberbargoed for 4 years we know that this is a non issue. Do we contact our local Authority to get confirmation need.

It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

What does commercial conveyancing in Aberbargoed cover?

Commercial conveyancing in Aberbargoed incorporates a wide array of guidance, provided by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

Do you have any top tips for leasehold conveyancing in Aberbargoed from the perspective of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Aberbargoed can be reduced where you instruct lawyers the minute you market your property and ask them to put together the leasehold information needed by the purchasers’ conveyancers.
A minority of Aberbargoed leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. Many freeholders or Management Companies in Aberbargoed levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Aberbargoed. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Most leases in Aberbargoed state that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such changes. Where you dont have the approvals in place do not communicate with the landlord without contacting your conveyancer first. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Obtaining a replacement share certificate can be a lengthy formality and frustrates many a Aberbargoed home move. Where a reissued share certificate is necessary, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity.

Aberbargoed Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing

What prohibitions exist in the Aberbargoed Lease? How much is the maintenance charge and ground rent on the flat? What is the name of the managing agents?