I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather instruct a Cwmbran based conveyancing firm?

Do check but the the likelihood is that give you one of their panel conveyancers if you want the "fee-free" incentive. Call the mortgage company to explore if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Cwmbran.

Just had an offer accepted on a new build flat in Cwmbran. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cwmbran

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I am looking for a leasehold apartment up to £235,500 and found one close by in Cwmbran I like with open areas and transport links in the vicinity, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Cwmbran for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage that many years will likely be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

I need to find a conveyancing solicitor for my conveyancing in Cwmbran. I've land on a web site which seems to have the ideal answer If it is possible to get all this stuff completed via email that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

What can I do where I am unhappy with the solicitor who undertook our conveyancing in Cwmbran?

Occasionally the level of service you receive is not as you expect, and unfortunately occasionally matters do not go as planned. However there is recourse where you were not happy with your conveyancing in Cwmbran. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.