I am selling my home in Ystrad Mynach. Will the lawyer need to be on the Aldermore conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Aldermore conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.

Me and my partner are purchasing a flat in Ystrad Mynach. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to deposit funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My wife and I are in the process of looking at houses in Ystrad Mynach and I am now considering a potential offer. Is it best to have a lawyer on ‘stand by’? I intend to finance via a home loan with Yorkshire BS.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are taking out a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.

I am currently in the process of buying my council flat in Ystrad Mynach. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

I'm purchasing a new build house in Ystrad Mynach with a mortgage from The Mortgage Works. The sellers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not inform my lawyer about the side-deal as it may affect my mortgage with The Mortgage Works. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Ystrad Mynach is the location of the property. Can you shed any light on this issue?

Flying freeholds in Ystrad Mynach are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ystrad Mynach you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ystrad Mynach may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Are there any apps to assist me to locate a Ystrad Mynach solicitor on the Godiva Mortgages Ltd conveyancing panel? I drive a motor bike and am happy to travel upto 20miles to meet the lawyer.

You can use the search on this page. Please select a mortgage company and your location and you will see a number of Ystrad Mynach conveyancing lawyers located nearest you. We have listed some Ystrad Mynach conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Godiva Mortgages Ltd panel