I am purchasing a ground floor flat in Llwyngwril. My property lawyer is not on the lender conveyancing panel. Am I still permitted to use my Llwyngwril conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?

One must instruct a conveyancer to deal with the legal work required if you require a loan to buy your property. The conveyancer will carry out all the necessary investigations on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in order. You can instruct a Llwyngwril lawyer of your choice. However, where the conveyancer selected is not on the mortgage company approved list further costs will be incurred as separate legal representation will be need by the lender. Bank panel applications can be submitted, so where your solicitor has not in the past applied for membership they should take the opportunity to apply.

Can you clarify what the consequences are if my lawyer’s firm is suspended from the Nottingham Conveyancing panel ahead of completing my conveyancing in Llwyngwril?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I own a 4 bedroom Georgian property in Llwyngwril. Conveyancing solicitor acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llwyngwril 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 purchasers. You can also check the position with the conveyancing lawyer who carried out the work.

My partner has suggested that I use his lawyers for conveyancing in Llwyngwril. Do I follow his guidance?

Much as we are happy to recommend a Llwyngwril conveyancing lawyer the best way to find a conveyancing solicitor is to have referrals from friends or relatives who have experience in using the firm that you are are thinking of instructing.

Can you offer any advice when it comes to appointing a Llwyngwril conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Llwyngwril conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Llwyngwril conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the costs for lease extension conveyancing?

Leasehold Conveyancing in Llwyngwril - Examples of Questions you should ask before buying

This information is important as a) areas may cause problems in the building as the common areas may begin to deteriorate if maintenance remain unpaid b) if the tenants have an issue with the managing agents you will need to know about it Generally speaking the cost for major works tend not to be included within service charges, although some managing agents in Llwyngwril require leaseholders to pay into a reserve fund created for the specific intention of building a fund for larger repairs or maintenance. What is the name of the managing agents?