My husband and I are intending to purchase a 3 bedroom apartment in Blaenau Gwent with a mortgage. We would like to retain our Blaenau Gwent lawyer, but the bank says she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Blaenau Gwent property lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Blaenau Gwent conveyancing solicitor to apply to be on the conveyancing panel.

I am purchasing a new build house in Blaenau Gwent benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not to tell my lawyer about the deal as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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 have been on the look out for a leasehold apartment up to £235,500 and found one near me in Blaenau Gwent I like with open areas and transport links nearby, however it's only got 49 years on the lease. I can't really find anything else in Blaenau Gwent in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage that many years will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

What does commercial conveyancing in Blaenau Gwent cover?

Non domestic conveyancing in Blaenau Gwent covers a broad range of services, given by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

Should I instruct a Blaenau Gwent conveyancing solicitor who is local to the property I am purchasing? We have a good friend who can handle the conveyancing but her office is approximately 350miles drive away.

The benefit of a high street Blaenau Gwent conveyancing firm is that you can drop in to execute paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Blaenau Gwent know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were content that should surpass using an unfamiliar Blaenau Gwent conveyancing solicitor solely due to them being Blaenau Gwent based.