Is the fact that my solicitor in Ystrad Mynach is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s work?

That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Ystrad Mynach conveyancing practice and enquire why they are no longer on the approved list for your bank.

I'm the only recipient of my late mum's will and I have everything in my name now, including the my former home in Ystrad Mynach. The Ystrad Mynach property was put into my name in February. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be considered the same way as if I'd bought the house in February. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation principally exists to capture the purchase and immediately sell or the flipping of property.

How can we know in advance if a Ystrad Mynach conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Ystrad Mynach seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.

We have agreed to purchase a house in Ystrad Mynach. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

As you are obtaining a mortgage with HSBC your lawyer must check the formal requirements contained in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties countrywide and is not limited to Ystrad Mynach.

I need some quick conveyancing in Ystrad Mynach as I am faced with pressure to exchange contracts within one month. Luckily I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?

As you are are a cash purchaser you have the choice not to have searches carried out although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Ystrad Mynach the following are instances of issues that can show up and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

In my capacity as executor for the estate of my father I am disposing of a house in Swansea but I am based in Ystrad Mynach. My conveyancer (approximately 235 kilometers awayrequires that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Ystrad Mynach to witness and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Ystrad Mynach based

Can you offer any advice when it comes to finding a Ystrad Mynach conveyancing practice to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Ystrad Mynach conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Ystrad Mynach conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:

What are the charges for lease extension work? How experienced is the firm with lease extension legislation?

I purchased a garden flat in Ystrad Mynach, conveyancing was carried out August 2002. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Ystrad Mynach with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2098

You have 73 years left to run the likely cost is going to span between £8,600 and £9,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.