I am acquiring a maisonette in Cilcain. My Conveyancer has never been on on the lender conveyancing list. Can I still retain my Cilcain conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?

Various options include

• Proceed with your chosen Cilcain conveyancer but your bank will need to retain a conveyancer on their approved list. The net result is additional cost together with potential delay.
• Appoint a fresh conveyancer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Convince your conveyancer to pull out all the stops to get accepted on the lender’s panel of solicitors

What is the first thing I need to know concerning purchase conveyancing in Cilcain?

Not many law firms or advisers will tell you this but conveyancing in Cilcain or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for friction between you and other parties involved in the home moving process. E.g., the vendor, estate agent and even potentially the bank. Choosing a lawyer for your conveyancing in Cilcain should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose responsibility is to act in your legal interests and to keep you safe.

Sometimes a third party with a vested interest will try and convince you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your conveyancer is wrong. Or your financial adviser may tell you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to appoint a specialised conveyancing solicitor in Cilcain?

You should check but the chances are that allocate you one of their panel lawyers if you accept the "fee-free" offer. Contact the bank to explore if they allow a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Cilcain.

My father-in-law has encouraged me to use his conveyancers in Cilcain. Do I follow his recommendation?

No doubt it’s preferable to choose a conveyancing lawyer is to get feedback from friends or family who have previously instructed the conveyancer that you are are thinking of instructing.

I am intending to rent out my leasehold flat in Cilcain. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

A small minority of properties in Cilcain do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I purchased a 2 bed flat in Cilcain, conveyancing having been completed February 2008. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Cilcain with a long lease are worth £176,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2104

With just 80 years left to run we estimate the price of your lease extension to be between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should 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.