My husband and I are intending to purchase a 2 bedroom flat in Sychdyn with a mortgage. We wish to retain our Sychdyn lawyer, but the lender advise he's not on their "panel". It seems we have little option but to select one of the mortgage company panel conveyancing practices or retain our Sychdyn conveyancing practitioner as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Sychdyn conveyancing lawyer to apply to be on the conveyancing panel.

Do I need to pop into the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Sychdyn so that I can pop in to their offices when needed.

As opposed to ten years ago, almost all lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide identification documents and there are still distinct benefits to using a locally based practitioner, in your situation a conveyancing solicitor in Sychdyn.

Have completed on a a terraced house in Sychdyn , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Sychdyn conveyancing solicitor has been very slow, so I want to check that my purchase is registered.

There is nothing unique when it comes to conveyancing in Sychdyn registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry communicate with any interested persons or bodies. As of today approximately 80% of submission are fully addressed within 12 days but occasionally there can be protracted hold-ups. Registration occurs after the buyer is living at the property thus 'speed' is not usually an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.

I am looking for a flat up to £235,500 and identified one near me in Sychdyn I like with open areas and station nearby, the downside is that it's only got 49 years on the lease. There is not much else in Sychdyn in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a mortgage that many years will likely be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

Is planning consent necessary to split a house into multiple flats in Sychdyn? This has taken place to a property next door to a relative in Sychdyn and was ignorant of it happening until the works were complete.

Planning consent is necessary for converting a single dwelling in Sychdyn into apartments but possibly not for reverting back to single dwelling-house so, simply put, yes,a it is needed.