We are purchasing a 2 bedroom apartment in Tremeirchion with a mortgage. We have a Tremeirchion lawyer, however the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Tremeirchion as well as pay for one of their panel firms to act for them. We consider that this is unjust; are we not able to insist that the bank use our Tremeirchion ?

No, not really. Your mortgage offer 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. A further alternative is for your Tremeirchion conveyancing lawyer to apply to be on the conveyancing panel.

We're in Tremeirchion, First timers buying with a mortgage (lender is , and our lawyer is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Are all Tremeirchion Conveyancing Quality Solicitors on the conveyancing panel?

A selection of banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

is it true that all Tremeirchion solicitors on the conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.

After weeks of negotiation I have agreed a price on a house in Tremeirchion. My financial adviser pressured me to appoint their . I paid an upfront payment of £225. A couple of days later, the contacted me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My partner and I are planning on selling our home in Tremeirchion and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Tremeirchion lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Tremeirchion. Having lived in Tremeirchion for many years we know of no issue. Should we contact our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I bought a 1 bedroom flat in Tremeirchion, conveyancing having been completed in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Tremeirchion with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 50

With 50 years unexpired we estimate the price of your lease extension to span between £36,100 and £41,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.