We are intending to acquire a 1 bedroom apartment in Merthyr Tydfil with a mortgage. We have a Merthyr Tydfil conveyancer, however the bank says she’s not on their "panel". It seems we have no option but to use one of the mortgage company panel solicitors or retain our Merthyr Tydfil conveyancer as well as pay for one of their panel ones to act for them. This seems very unfair; can we not require that the mortgage company use our Merthyr Tydfil solicitor ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Merthyr Tydfil conveyancing solicitor to apply to be on the conveyancing panel.

I moved into my flat on 10 June and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Merthyr Tydfil expressed confidence that it will be dealt with in less than a month. Are transfers in Merthyr Tydfil uniquely lengthy to register?

There is nothing unique about conveyancing in Merthyr Tydfil registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and whether the Land registry have to notify any other parties. At present in the region of 80% of such applications are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected after the new owner has moved in to the premises so an expedited registration is not typically primary concern but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

We're FTB’s - had an offer accepted, yet the estate agent advised that the vendor will only proceed if we use the agent's preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer who is accustomed to conveyancing in Merthyr Tydfil

It is unlikely the vendors are driving this. Should the owner desire ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Try to communicate with the owners directly and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to instruct your preferred Merthyr Tydfil conveyancing solicitors - not the ones that will earn their estate agent a referral fee or hit his conveyancing targets demanded by corporate headquarters.

I am looking at a two apartments in Merthyr Tydfil which have about fifty years left on the lease term. Will this present a problem?

A lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the marketability of the lease deteriorates and it becomes more costly to acquire a lease extension. This is why it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional help from a conveyancer and surveyor with experience in this area.

Leasehold Conveyancing in Merthyr Tydfil - Examples of Queries before buying

The prefered form of lease arrangement is if the freehold title is owned by the leaseholders. In this scenario the tenants benefit from control and even though a managing agent is frequently retained where it is larger than a house conversion, the managing agent employed by the leaseholders. Does the lease have onerous restrictions? How much is the ground rent and service charge?

If instructed can a conveyancer remove a name from the title of my property in Merthyr Tydfil ?

Subtracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer