I am acquiring an apartment in Hengoed. My Conveyancer is not on the lender solicitor panel. Am I still permitted to continue with my Hengoed conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel?

You must have a solicitor to complete the legal work required if you need a mortgage to buy your property. They will carry out all the necessary legal checks on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in place. One could select a Hengoed solicitor of your choosing. Nevertheless, where the property lawyer selected is not a member of the mortgage company approved list further costs will be incurred as separate legal representation will be required by them. Lender panel applications may be submitted, so if your solicitor has not in the past sought membership they should take the opportunity to apply.

We previously selected conveyancing lawyers based in Hengoed on the Nottingham solicitor approved list. They are now charging me a supplemental sum for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your property lawyer may levy a fee for this. The fee is not set by Nottingham but by your Hengoed solicitor. Plenty of firms on the Nottingham panel will levy ’dealing with mortgage’ fee and others do not.

We have agreed to purchase a house in Hengoed. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?

As you are obtaining a mortgage with Coventry BS your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Hengoed.

Intending to buy a flat in Hengoed. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hengoed conveyancing practitioner is on the Barclays conveyancing panel.

Various online forums that I have frequented warn that are the number one cause of delay in Hengoed conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Hengoed.

Hoping to buy a property located in Hengoed and I am already nervous. I couldn't find anything specific about Hengoed. Conveyancing will be needed in due course but do you know about the Hengoed area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Hengoed. In the meantime here are some basic statistics that we found

Jane (my partner) and I may need to rent out our Hengoed garden flat for a while due to a new job. We instructed a Hengoed conveyancing firm in 2004 but they have since shut and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?

Even though your last Hengoed conveyancing lawyer is not available you can review your lease to check if you are permitted to let out the apartment. The rule is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek consent from your landlord or some other party in advance of subletting. This means that you cannot sublet in the absence of first obtaining consent. Such consent should not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord for their consent.

Leasehold Conveyancing in Hengoed - Examples of Queries before Purchasing

Does the lease include onerous restrictions? Best to be warned whether fixing the lift or some other significant cost is due in the foreseeable future to be shared between the tenants and could well materially impact the level of the service costs or result in a specific payment. How much is the ground rent and service charge?