We see that you have a search directory identifying solicitors on the Principality conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Redfield?

We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Redfield.

My conveyancer has informed me that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Redfield?

The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such insurances.

We have agreed to purchase a house in Redfield. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?

As you are obtaining a mortgage with Skipton your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Skipton where a lease does not meet these requirements. The specifications relate to the installation of panels on properties nationwide and is not limited to Redfield.

The formalities of my remortgage has taken place for my property in Redfield. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I have been pointed in your direction by a couple of local property agents in Redfield to select a solicitor using your seach tool. Is there a financial advantage for Estate Agents to market your services over another?

We refuse to offer any financial incentive for directing people our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I own a leasehold house in Redfield. Conveyancing and Platform Home Loans Ltd mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Redfield who previously acted has now retired. Any advice?

First contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Redfield conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a 1 bedroom flat in Redfield, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Redfield with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2076

With just 50 years remaining on your lease we estimate the price of your lease extension to be between £32,300 and £37,400 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

Our lawyer in Redfield has discovered a a legal deficiency with the lease for the flat we are buying in Redfield. The other side have suggested defective title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the lender?

Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Redfield conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. The appropriate lender requirements must be adhered to by the lender conveyancing panel who has to balance acting for you and the mortgage company