We have a mortgage agreed in principle with Bank of Ireland. Pantymwyn conveyancing practitioners are selected. How long does it take for Bank of Ireland to issue the offer to the property lawyer?

Some lenders take longer than others. Have Bank of Ireland completed the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Pantymwyn building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Pantymwyn conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?

Provided that the lawyer is on the bank approved list, they must comply with the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I recently had an offer accepted on a house in Pantymwyn. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £200. Not long after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Pantymwyn is the location of the property. Can you offer any opinion?

Flying freeholds in Pantymwyn are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pantymwyn you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pantymwyn may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I'm remortgaging my current house to a BTL loan with Leeds Building Society and intend to use the remaining equity as a down payment on further property. The area we are interested in is Pantymwyn. Will your conveyancers be able to act for both sets of mortgage companies and tie in the two deals?

Make use of our search tool on this site to be sure that the lawyers are approved by both banks. Having checked that they are your lawyer will be able to connect the two conveyancing matters but you should have a chat with you solicitor and communicate your desired outcome and needs.

My husband and I are a couple of weeks into a leasehold purchase having been referred to conveyancers by the estate agent to perform conveyancing in Pantymwyn. We are not happy. Could you you assist me in finding new conveyancers?

They would need to be very bad in order to consider replacing them. Has the mortgage been issued? If so you will need to advise them of the new contact details and ensure the mortgage documents are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid supplemental charges and frustration. So that should be your starting point. The find a solicitor tool will help you find a bank approved solicitor for your home move in Pantymwyn

Can I discover who is the owner of a property in Pantymwyn?

Provided the property is recorded at HMLR, and you have enough specifics of the location of the premises, you should be able to obtain details from the the Land Registry of the registered proprietor for a a minimal charge.