I am considering refinancing my flat in Overton, does my lawyer need to be on the Principality Conveyancing panel?

There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

This question may be naive but I am unseasoned as FTB of a ground floor flat in Overton. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will find a local conveyancing solicitor in Overton?

On the day of completion you do not need to go to the conveyancers office in Overton. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be called to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

I have a mortgage with Skipton for my property in Overton. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?

You must advise Skipton prior to letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.

I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being problematic. The Overton solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Overton differ for new build properties?

Most buyers of new build residence in Overton approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Overton tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Overton or who has acted in the same development.

We're new on the property ladder - agreed a price, yet the agent advised that the vendor will only issue a contract if we appoint the agent's recommended lawyers as they want an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Overton

We suspect that the owner is not behind this requirement. If they want ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your preferred Overton conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or hit his conveyancing targets set by senior management.

I today plan to offer on a house that seems to tick a lot of boxes, at a great figure which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Overton. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

Most houses in Overton are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Overton so you should seriously consider shopping around for a Overton conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the property is part of an estate. Your solicitor should advise you fully on all the issues.

Overton Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

The answer will be useful as a) areas may result in problems for the building as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leaseholders have an issue with the managing agents you will need to have full disclosure Who takes charge for maintaining and repairing the block? Can you inform me if there are any major works in the near future that could add a premium to the service fees?