Having sold my house in Aberdovey last May yet the purchaser is telephoning me to say her solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

Following your disposal your conveyancer should forward the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor should also evidence that the mortgage has been paid off to the purchasers lawyers. There is unlikely to be post completion steps just for conveyancing in Aberdovey.

My husband and I are buying a purpose built flat in Aberdovey with a mortgage from Nottingham Building Society.We like our Aberdovey conveyancing solicitor but Nottingham Building Society informed us her practice is not on their approved list of firms. We have to appoint a Nottingham Building Society panel solicitor or retain our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Nottingham Building Society use our lawyer?

Unfortunately,no. The home loan issued to you contains various provisions, a common one being that lawyers must be on the Nottingham Building Society approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Nottingham Building Society

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial premises in Aberdovey?

Many commercial conveyancing solicitors in Aberdovey will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Aberdovey. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Aberdovey.

For every commercial conveyancing transaction in Aberdovey it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Aberdovey commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Aberdovey.

My husband and I may need to rent out our Aberdovey garden flat temporarily due to a new job. We instructed a Aberdovey conveyancing firm in 2003 but they have closed and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?

Even though your last Aberdovey conveyancing solicitor is no longer around you can review your lease to check if it allows you to sublet the premises. The accepted inference is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you need to seek permission from your landlord or other appropriate person prior to subletting. This means you not allowed to sublet without first obtaining consent. The consent should not be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

I inherited a leasehold flat in Aberdovey, conveyancing formalities finalised in 1999. How much will my lease extension cost? Corresponding properties in Aberdovey with over 90 years remaining are worth £179,000. The ground rent is £65 levied per year. The lease finishes on 21st October 2083

With only 57 years left to run the likely cost is going to be between £26,600 and £30,800 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

We are midway through purchasing a residence in Aberdovey. Conveyancing solicitor has told us the title is "Leasehold". Should this adversely affect the salability of the house?

Aberdovey conveyancing does not usually involve leasehold houses. The main consideration here is the unexpired lease term and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it shouldn't impact the value significantly.

At the other extreme, if it's, say, 50 years it will have a adverse effect on the value, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease to be supplied to your solicitor.