Am I correct in assuming that the fact that my conveyancer in Maesteg is not identified on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Maesteg conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I am considering applying for a Barclays mortgage for purchase of a new build (under development) in Maesteg with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Barclays ?

There is nothing to stop you using your solicitor, but Barclays will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

What is your number one tip for choosing a conveyancing solicitor in Maesteg

It would be unwise to be swayed by the cheapest Maesteg conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

My solicitor has informed me that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Maesteg?

The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such policies.

Is there a list of RBS panel solicitors in Maesteg on the Building Society Association’s Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings visible on the web. Where you are in need of a Maesteg conveyancing practitioner on the RBS please make the most of our facility.

I have been on the look out for a flat up to £195,000 and identified one round the corner in Maesteg I like with a park and station in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Maesteg suitable, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

Do you have any top tips for leasehold conveyancing in Maesteg from the point of view of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Maesteg can be bypassed where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers’ solicitors.
If there is a history of any disputes with your landlord or managing agents it is very important that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unsettled. The majority of freeholders or Management Companies in Maesteg levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Maesteg. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the lease term is under 75 years. In the circumstances it is important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

I invested in buying a ground floor flat in Maesteg, conveyancing was carried out June 2005. Can you work out an approximate cost of a lease extension? Comparable properties in Maesteg with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 2090

With only 65 years left to run we estimate the price of your lease extension to be between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.