My fiance and I are looking to purchase a property in Treforest and are in fact using a Treforest conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barnsley Building Society have this evening contacted us to advise us that there is now an issue as our Treforest conveyancer is not on their conveyancing panel. Is this a problem?

If you are buying a property needing a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Treforest lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

I acquired my apartment on 6 March and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Treforest said it should be dealt with in less than a month. Are transfers in Treforest uniquely lengthy to register?

As far as conveyancing in Treforest is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any other parties. Currently in the region of three quarters of such applications are fully addressed within two weeks but occasionally there can be extensive delays. Historically registration takes place once the buyer is living at the premises thus post completion formalities is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.

I decided to have a survey done on a house in Treforest ahead of appointing solicitors. I have been told that there is a flying freehold element to the property. The surveyor advised that some banks may refuse to issue a loan on a flying freehold house.

It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Treforest. Conveyancing may be slightly more expensive based on your lender's requirements.

Do I need to be wary that brokers that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Treforest conveyancing practice?

As is the case with lots of service providers, often referrals from family and friends can be extremely useful or valuable. Yet there are many players in a conveyancing transaction; estate agents, financial adviser and banks might all put forward solicitors to appoint. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the recommendation. You are at liberty to choose your preferred lawyer. Don't forget that the majority of lenders specify a panel list of conveyancers you are obliged to use for the lender related work in your transaction.

My husband and I may need to sub-let our Treforest ground floor flat temporarily due to a new job. We used a Treforest conveyancing firm in 2001 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?

Your lease dictates relations between the landlord and you the leaseholder; specifically, it will say if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Treforest do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

Treforest Leasehold Conveyancing - Examples of Queries before buying

Its a good idea to discover as much as possible concerning the managing agents as they will either make living at the property much simpler or problematic. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to every day matters like the upkeep of the communal areas. Ask other people what they think of them. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what you get for your money. Is there a share of the freehold? Who are the managing agents?