I am buying a end of terrace house in Gwernaffield. Our aim is to convert the garage to a playroom at the house.Will the conveyancing process include checks to see if these works are prohibited?

Your property lawyer will review the registered title as conveyancing in Gwernaffield will occasionally reveal restrictions in the title deeds which restrict certain alterations or require the permission of another owner. Many extensions require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

Is it the case that all Gwernaffield solicitor firms on the UBS conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

I recently had an offer agreed on an apartment in Gwernaffield. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £175. A couple of days later, the solicitor called me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Are there restrictive covenants that are commonly identified as part of conveyancing in Gwernaffield?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Gwernaffield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am looking for a leasehold apartment up to £235,500 and found one near me in Gwernaffield I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Gwernaffield suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

How do I identify a Gwernaffield solicitor on the Santander conveyancing panel? I have a car and am willing to travel upto 20miles to meet the solicitor.

You can use the facility on this page. Please choose the mortgage company and your location and you will see a number of Gwernaffield conveyancing lawyers located nearest you. We have listed some Gwernaffield conveyancing firms towards the end of this page and you can ring them to verify if they are on the Santander member panel

Do I have to pop into the offices of the bank conveyancing panel solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Gwernaffield so that I can attend their offices if required.

Most conveyancing panel lawyers for the bank undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Gwernaffield. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.