Much to our surprise we have been told by our IFA that my Bedwas property lawyer is not on the lender Solicitor panel. How can I check?

The first thing you need to do is to contact your Bedwas lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

Do the conveyancing solicitors listed on your site carry out auction conveyancing in Bedwas?

There are a few auction practitioners we can put you in touch with those specialising in auction conveyancing. Bedwas is just one of hundreds of locations where our lawyers have offices.

My wife and I are buying a house in Bedwas. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit money into their account. What protection do we have from them run away with our money?

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.

We had appointed conveyancers locally in Bedwas on the solicitor approved list. They are now charging me a separate sum for dealing with the mortgage. Is this an additional conveyancing fee set by ?

Provided it is contained in their Terms of Engagement or estimate then yes your may levy a fee for this. The charge is not set by but by your Bedwas . Numerous firms on the panel will levy an ‘acting for lender’ fee and others do not.

After months of negotiation I have agreed a price on an apartment in Bedwas. My mortgage broker pressured me to appoint their . I paid an upfront payment of £225. A few days later, the called me to say 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.

I have been on the look out for a flat up to £245,000 and found one round the corner in Bedwas I like with amenity areas and railway links in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Bedwas suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

I am looking at a couple of apartments in Bedwas both have about fifty years unexpired on the lease term. should I be concerned?

A lease is a right to use the property for a prescribed time frame. As a lease shortens the value of the lease reduces and results in it becoming more costly to acquire a lease extension. For this reason it is advisable to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this area.

I bought a 2 bed flat in Bedwas, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Bedwas with a long lease are worth £165,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 50

With just 50 years left to run we estimate the price of your lease extension to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.