We had instructed solicitors located in Clynderwen on the Lloyds solicitor panel. They are now charging me a supplemental amount for handling the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor can levy a fee for this. This fee is not dictated by Lloyds but by your Clynderwen solicitor. Some firms on the Lloyds panel will quote ’dealing with mortgage’ fee and others do not.

I have decided to exercise my right to buy my property in Clynderwen off the council. I have a mortgage agreed with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

UBS have agreed my mortgage in principle, my bid on a apartment in Clynderwen has been agreed to, what are the next steps?

Your estate agent will wish to be informed of your solicitor's details (be sure the conveyancers are on the bank’s approved list). Contact UBS or the broker and finalise any outstanding paperwork. UBS will instruct a valuer who will get in touch with the estate agent or vendor to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. UBS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Clynderwen.

Me and my brother own a terraced Edwardian house in Clynderwen. Conveyancing lawyer acted for me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Clynderwen and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who conducted the work.

About to purchase a new build apartment in Clynderwen. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Clynderwen

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Clynderwen I like with a park and railway links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Clynderwen in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

I note that you have a search directory identifying firms on the mortgage company conveyancing panel. Do Clynderwen conveyancing firms pay you a referral fee if I appoint them for my conveyancing?

We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Clynderwen.