Me and my fiance are buying a 3 bedroom flat in Abercarn with a mortgage. We wish to retain our Abercarn solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Abercarn as well as pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to insist that the bank use our Abercarn ?

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. A further alternative is for your Abercarn conveyancing solicitor to apply to be on the conveyancing panel.

It has been 2 months following my purchase conveyancing in Abercarn took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Abercarn differ for newly converted properties?

Most buyers of new build property in Abercarn contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Abercarn typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Abercarn or who has acted in the same development.

I'm converting the mortgage on my primary house to a buy to let mortgage with and intend to use the remaining equity as a down payment on a second property. The location we are talking about is Abercarn. Will your lawyers be able to act for the two mortgage companies and link together the two deals?

Make use of our search tool on this page to be sure that the lawyers are on the relevant lender panels. On the basis that they are the solicitor will be able to tie up the two deals but you should talk with you solicitor and make apparent your desired outcome and needs.

Leasehold Conveyancing in Abercarn - Sample of Questions you should consider Prior to Purchasing

Are there any major works on the horizon that will likely add a premium to the maintenance charges? Generally speaking the cost for major works tend not to be included within service charges, albeit that a few managing agents in Abercarn require leasehold owners to contribute towards a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance.