My husband and I are buying a 2 bedroom apartment in St Mellons with a mortgage. We wish to retain our St Mellons conveyancer, however the mortgage company says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our St Mellons conveyancing practitioner and pay for one of their panel ones to represent them. We feel that this is unjust; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 St Mellons conveyancing solicitor to apply to be on the conveyancing panel.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial property in St Mellons?

Its becoming the norm that commercial conveyancing solicitors in St Mellons will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in St Mellons. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Mellons.

For each commercial conveyancing transaction in St Mellons it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to St Mellons commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in St Mellons.

I am a sole trader looking to take over a lease of a shop on a shopping parade. Can you recommend lawyers offering no-sale-no costs for non-domestic conveyancing in St Mellons for under £2000?

We can recommend firms who have well rounded knowledge of commercial conveyancing in St Mellons, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. Regarding the costs this will depend on the structure and heads of terms of the deal. Let us have your details or phone so as to enable us to provide you with a detailed commercial conveyancing quote.

Am I better off to go with a St Mellons conveyancing lawyer based in the area that I am buying? An old friend can carry out the legal work however his firm is located a couple of hundredmiles drive away.

The primary upside of using a high street St Mellons conveyancing firm is that you can visit the firm to execute paperwork, present your ID and pester them if necessary. Having local St Mellons know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were happy that should surpass using an unknown St Mellons conveyancing solicitor solely due to them being based in the area.

What are your top tips when it comes to choosing a St Mellons conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a St Mellons conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non St Mellons conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

What are the costs for lease extension conveyancing? Can they put you in touch with clients in St Mellons who can give a testimonial?

Leasehold Conveyancing in St Mellons - Examples of Questions you should consider Prior to buying

Who are the managing agents? You should want to discover as much as possible regarding the managing agents as they can either make living at the property much simpler or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters like the tidiness of the common parts. Ask other people what they think of their service. In conclusion, find out the dates that the service fees are due to the managing agents and specifically what it includes. Are any of leasehold owners in arrears of their service charge payments?