Is the fact that my solicitor in Pencoed is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?

That would most likely be a wrong assumption to make. There are all sorts of perfectly 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Pencoed conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

What happens if my lawyer’s firm is suspended from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Pencoed?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Pencoed is the location of the property. What do you suggest?

Flying freeholds in Pencoed are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pencoed you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pencoed may determine 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 am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have just found out that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Pencoed. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Pencoed ?

Most houses in Pencoed are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Pencoed in which case you should be shopping around for a Pencoed conveyancing solicitor and check 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 tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to carry out alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your lawyer should report to you on the legal implications.

I bought a 1st floor flat in Pencoed, conveyancing was carried out 5 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Pencoed with a long lease are worth £181,000. The ground rent is £55 charged once a year. The lease ceases on 21st October 2075

You have 51 years remaining on your lease we estimate the premium for your lease extension to range between £30,400 and £35,200 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

There are a number of properties in Pencoed on unadopted lanes. My husband and I are acquiring one such property. Are there any benefits to purchasing a house on a private road?

Pencoed conveyancing practices are familiar with conveyancing propertieson private. The conveyancing practitioner will investigate Land Registry data to find any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that proprietors pay into to maintain the road. If one exists, the road will likely be maintained and appear nicer than publicly owned.