Me and my fiance are purchasing a 1 bedroom apartment in Taffs Well with a mortgage. We have a Taffs Well lawyer, but the bank says he's not on their "panel". It seems we have little option but to instruct one of the mortgage company panel firms or continue with our Taffs Well property lawyer as well as pay for one of their panel ones to represent them. We consider that this is inequitable; 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 Taffs Well conveyancing lawyer to apply to be on the conveyancing panel.

I need some fast conveyancing in Taffs Well as I have a deadline to complete inside 2 weeks. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are are a cash buyer you have the choice not to have searches carried out although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Taffs Well the following are examples of what can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...

Taking into account that I will soon spend 450k on a garden flat in Taffs Well I would like to talk to a solicitor about myhouse move before appointing the firm. Can this be arranged?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Taffs Well.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Taffs Well should be the figure that you are charged.

I have just appointed agents to market my 2 bed flat in Taffs Well. Conveyancing has not commenced, but I have just had a half-yearly maintenance charge invoice – what should I do?

The sensible thing to do is discharge the maintenance contribution as normal because all ground rent and maintenance charges will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Taffs Well - Sample of Queries Prior to buying

Does the lease include onerous restrictions? Best to be warned whether changing the roof or some other major work is coming up that will be shared between the tenants and could well materially impact the level of the maintenance charges or necessitate a one time invoice. What is the name of the managing agents?

Our lenders have just issued us with a mortgage offer. We are using a local conveyancer in Taffs Well yesterday. A couple of hours ago, our mortgage adviser phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we had no idea that the bank had some control over our choice Is this usual?

You are at liberty to choose any lawyer you want to choose for your conveyancing in Taffs Well however if they are not on the your lender's panel you will have to incur an extra fee so the mortgage company can retain their own conveyancer too. On occasion it is conceivable that your preferred conveyancing firm to get added to the mortgage company panel. Do make the most of online search facilities such as lenderpanel.com to find a conveyancing solcitor in Taffs Well on the bank panel. You can go into your high street bank branch in Taffs Well. They can recommend conveyancing solicitors in Taffs Well on the lender panel.