Me and my fiance are buying a 1 bedroom flat in Cefn Mawr with a mortgage. We wish to retain our Cefn Mawr conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Cefn Mawr and pay for one of their panel firms to act for them. We consider that this is inequitable; is there anything we can do?

Unfortunately,no. Your mortgage offer 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 Cefn Mawr conveyancing solicitor to apply to be on the conveyancing panel.

We are a couple about to exchange contracts for a semi detached house in Cefn Mawr. We have hit a stumbling block. The mortgage offer with runs out on but the vendors are putting forward a completion date of . Is it possible to extend the loan expiry date?

The person best placed to address this issue is your lawyer who will hopefully calculate if they corresponding with the lender, vendor’s conveyancers, estate agents or conceivably all three based on the circumstances your transaction to date.

I have todaydiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Cefn Mawr for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cefn Mawr conveyancing specialists.

As co-executor for the will of my father I am disposing of a house in Monmouth but reside in Cefn Mawr. My lawyer (approximately 300 kilometers awayhas requested that I execute a statutory declaration before completion. Can you recommend a conveyancing lawyer in Cefn Mawr who can witness this legal document for me?

Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Cefn Mawr

I am on look out for some leasehold conveyancing in Cefn Mawr. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

Assuming the lease is registered - and most are in Cefn Mawr - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Cefn Mawr Leasehold Conveyancing - A selection of Queries before Purchasing

How many years remain on the lease? What is the name of the managing agents? Best to be warned if redecorating or some other major work is pending that will be shared by the leasehold owners and will materially impact the level of the maintenance fees or necessitate a specific payment.