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

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

I was recommended by a few selling agents in Mountain Ash to select a conveyancer on your site. Is there a financial incentive for Estate Agents to offer your site rather than alternative conveyancing organisations?

We don’t make any commission for sending work in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am using a search engine for the words conveyancing in Mountain Ash it shows results of many conveyancersin the area. With so much choice what is the best way to find the suitable solicitor for my move?

The best way of choosing a suitable conveyancer is via personal testimonial, so ask colleagues and family who have bought a property in Mountain Ash or a local estate agent or mortgage broker. Costs for conveyancing in Mountain Ash vary, so it's sensible to request at least three estimates from different companies. Dont forget to clarify that the fees are fixed.

I am attracted to a two apartments in Mountain Ash both have in the region of forty five years unexpired on the lease term. Do I need to be concerned?

There are plenty of short leases in Mountain Ash. The lease is a right to use the property for a prescribed time frame. As the lease gets shorter the value of the lease deteriorates and results in it becoming more costly to extend the lease. This is why it is advisable to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this field.

I acquired a studio flat in Mountain Ash, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Mountain Ash with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 50

With only 50 years unexpired we estimate the premium for your lease extension to range between £36,100 and £41,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

How easy is it to change a solicitor as I need to find a Mountain Ash based one who is on the mortgage company conveyancing panel. Is it advisable to appoint a new law firm?

If you haven't yet appointed a solicitor to do anything for you and at this stage simply received quotes, 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 Mountain Ash that you're thinking of instructing.