My IFA has requested my Vale Of Glamorgan solicitor’s panel member for the Nationwide conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Vale Of Glamorgan office but they cant find it on their system.

The sensible thing to do is ask for this information from your Vale Of Glamorgan conveyancing practitioner . They maintain a central record lender panel numbers.

We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather appoint a high street conveyancing solicitor in Vale Of Glamorgan?

Do check but the the likelihood is that give you one of their panel lawyers where you want the "fee-free" deal. Speak to the bank and ask if they allow a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Vale Of Glamorgan.

If you had a top tip for choosing a conveyancing solicitor in Vale Of Glamorgan what would it be?

Do not opt for the cheapest Vale Of Glamorgan conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My wife and I have arranged the release of further funds on our mortgage from Virgin Money as we want to conduct improvements to our house in Vale Of Glamorgan. Are we obliged to select a high street Vale Of Glamorgan solicitor on the Virgin Money conveyancing panel to deal with the legals?

Virgin Money would not normally require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.

My wife and I are in the throws of looking at houses in Vale Of Glamorgan and I am now considering a potential offer. Should I already have a conveyancer in place at this point? I will be getting a mortgage with HSBC.

You should start requesting 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 forward their contact information on to the estate agent. As you are getting a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.

I'm purchasing a new build house in Vale Of Glamorgan benefiting from help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my lawyer about the deal as it may adversely affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I am in need of some leasehold conveyancing in Vale Of Glamorgan. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is registered - and almost all are in Vale Of Glamorgan - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Vale Of Glamorgan Leasehold Conveyancing - Examples of Questions you should consider before buying

The prefered form of lease structure is a share of the freehold. In this situation the lessees have being in charge if their destiny and even though a managing agent is usually employed where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. This information is helpful as a) areas can result in problems for the block as the communal areas may begin to deteriorate if repairs remain unpaid b) if the leaseholders have an issue with the running of the building you will wish to have all the details