I have been referred to a conveyancing solicitor in Gilwern. I I am struggling to find out if they are accepted on the Alliance & Leicester approved list of lawyers. Could you assist?

You should call the conveyancer and enquire if they are on the lender panel. Otherwise you can get in touch with Alliance & Leicester who may be able to help.

I am the single beneficiary of my late mum's will and I have everything in my name alone, including the house in Gilwern. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in April. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many banks would take a sensible view as this provision primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.

It is not clear whether my mortgage offer requires a lease extension. I have called my Gilwern bank branch on numerous occasions and was told they are content with the situation and they will lend. My Gilwern conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend in accordance with their published requirements. Who do I believe?

The solicitor must follow the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Our sealed bid on a house in Gilwern has been accepted, the sellers do nevertheless have a connected purchase. The sellers have offered on on an apartment, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Gilwern. What do I do now? At what point should I apply for the mortgage with TSB?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then survey, Gilwern conveyancing search fees, etc). First, you must check that your solicitor is on the TSB conveyancing panel. Concerning the next steps this very much dictated by the circumstances of your transaction, attraction to this property and on the state of the market. In a hot market many buyers will apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with searches.

What will a local search tell me concerning the house I am purchasing in Gilwern?

Gilwern conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search plays an important part in many a Gilwern conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

Due to the input of my in-laws I had a survey completed on a property in Gilwern ahead of instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend not give a mortgage on this type of property.

It depends who your proposed lender is. Santander has different instructions from Halifax. If you e-mail us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Gilwern. Conveyancing may be slightly more expensive based on your lender's requirements.

I today plan to offer on a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Gilwern. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Gilwern ?

Most houses in Gilwern are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Gilwern in which case you should be shopping around for a Gilwern conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer will advise you fully on all the issues.

Gilwern Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing

Is the freehold reversion owned jointly by the tenants? It is important to be aware if fixing the lift or some other significant cost is due shortly to be shared by the leaseholders and could well dramatically increase the the maintenance charges or result in a one time invoice. How many years are left on the lease?