I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Hirwaun lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Hirwaun off the council. I have a mortgage offer with HSBC. 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 use 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 HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

Completion of my remortgage has taken place for my property in Hirwaun. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I opted to have a survey carried out on a property in Hirwaun ahead of retaining conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks will refuse to grant a loan on such a property.

It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hirwaun. Conveyancing will be smoother if you use a solicitor in Hirwaun especially if they regularly deal with such properties in Hirwaun.

What does commercial conveyancing in Hirwaun cover?

Hirwaun conveyancing for business premises incorporates a wide array of guidance, offered by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

My husband and I are first time buyers - had an offer accepted, but the estate agent advised that the owners will only go ahead if we use the agent's preferred conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a family conveyancer who is accustomed to conveyancing in Hirwaun

It is unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Contact the sellers directly and make the point that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you will continue to appoint your preferred Hirwaun conveyancing firm - not the ones that will provide the estate agent a commission or hit his conveyancing figures set by senior management.

Can you offer any advice when it comes to choosing a Hirwaun conveyancing practice to deal with our lease extension?

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

How many lease extensions has the firm conducted in Hirwaun in the last twenty four months? If the firm is not ALEP accredited then why not?

Leasehold Conveyancing in Hirwaun - Examples of Questions you should consider before Purchasing

How long is the Lease? It is important to be aware whether redecorating or some other major work is anticipated that will be shared amongst the leaseholders and will dramatically increase the the maintenance charges or necessitate a specific payment. Its a good idea to discover as much as possible regarding the managing agents as they will either make your living at the property much simpler or a lot more difficult. As the owner of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day issues such as the tidiness of the common parts. Enquire of other tenants whether they are happy with their management. On a final note, investigate as to the dates that the service charges are due to the appropriate party and specifically how they are spending the funds.