My husband and I are intent on buying a ground floor flat in Caerphilly. My Conveyancer is not on the lender approved list. Can I still appoint my Caerphilly conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?

You must appoint a property lawyer to complete the formalities if you take out a loan to buy your home. They will conduct all the essential investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. You could select a Caerphilly conveyancer of your choosing. However, where the property lawyer appointed is not on the lender conveyancing panel supplemental fees will be levied as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so where your lawyer has not historically sought membership they can do so.

When will exchange of contracts happen for purchase conveyancing in Caerphilly and am I required to attend the conveyancers branch?

If you are round the corner to our conveyancing solicitors in Caerphilly you are invited in to sign contracts. That being said, the lender approved solicitors we recommend offer a nationwide conveyancing service and provide just as comprehensive and professional a job for you when dealing with you by post or email. The executing of the purchase agreement is not when everything is set in stone. A signed contract simply enables the firm to address the formalities at the suitable time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Caerphilly)to be in the office at the appropriate time.

I was recommended by two or three local estate agents in Caerphilly to choose a property lawyer using your seach tool. What’s the financial upside for Estate Agents to offer your site rather than a competitor’s?

We refuse to give any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I need to appoint a conveyancing solicitor for remortgage conveyancing in Caerphilly. I've stumble upon a site which appears to be the ideal answer If there is a chance to get all the legals completed via email that would be ideal. Do I need to be wary? 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?

There are only Seventy years left on my flat in Caerphilly. I need to extend my lease but my freeholder is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the lessor. For most situations an enquiry agent should be helpful to conduct investigations and prepare a report which can be used as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Caerphilly.

I inherited a garden flat in Caerphilly, conveyancing was carried out in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Caerphilly with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2083

With just 61 years unexpired we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.