We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather instruct a Hirwaun based conveyancing firm?

Do check but the the likelihood is that give you one of their panel conveyancers if you take up the "fee-free" incentive. Contact the lender and ask if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Hirwaun.

The estate agent has sent us the confirmation of our purchase of a new build flat in Hirwaun. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Hirwaun

There must be mutual enforceability of lessee’s covenants. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am looking for a flat up to £195,000 and found one near me in Hirwaun 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 Hirwaun suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a home loan the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

Are there any apps to assist me to identify a Hirwaun solicitor on the The Mortgage Works conveyancing panel? I drive a motor bike and am happy to travel upto 10kilometers 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 Hirwaun conveyancing lawyers located nearest you. We have listed some Hirwaun conveyancing firms towards the end of this page and you can call them to verify if they are on the The Mortgage Works panel

How easy is it to change a solicitor as I need to find a Hirwaun based one who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?

In the event that you have not formally instructed a conveyancer to start work and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Hirwaun that you're considering.