I am getting a mortgage with Santander. I would like to employ the services of a Licensed Conveyancer in Ystradgynlais. Does the Santander Solicitor panel include Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am the registered owner of a freehold residence in Ystradgynlais but still charged rent, why is this and what is this?

It is rare for properties in Ystradgynlais and has limited impact for conveyancing in Ystradgynlais but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

Various online forums that I have frequented warn that are the primary cause of delay in Ystradgynlais house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Ystradgynlais.

I purchased a renovated Edwardian house in Ystradgynlais. Conveyancing lawyer represented me and Barclays Direct. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. Is it worth asking Barclays Direct to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ystradgynlais and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing practitioner who carried out the work.

In surfing the web for the term conveyancing in Ystradgynlais it reveals numerous solicitorsin the vicinity. With so much choice what is the best way to find the suitable property lawyer for me?

The ideal method of choosing a suitable conveyancer is through a personal recommendation, so enquire of friends and family who have acquired a property in Ystradgynlais or a respected estate agent or mortgage broker. Fees for conveyancing in Ystradgynlais vary, so it's advisable to request at least four fee estimates from varying types of law firms. Dont forget to clarify that the charges are assured not to increase.