We are purchasing a purpose built flat in Borth and Talybont with a residential mortgage from Bank of Scotland.We like our Borth and Talybont conveyancing practitioner but Bank of Scotland says his firm is not on their approved list of member firms. We have to appoint a Bank of Scotland panel lawyer or retain our high street solicitor and pay for a Bank of Scotland panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Bank of Scotland use our lawyer?

No, not really. The loan issued to you contains terms and conditions, one of which will be that solicitors must be on the Bank of Scotland approved list. Until recently, most lenders had large numbers of solicitors 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Scotland

The estate agent has sent us the confirmation of our purchase of a new build apartment in Borth and Talybont. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Borth and Talybont

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I have been on the look out for a flat up to £195,000 and found one round the corner in Borth and Talybont I like with amenity areas and railway links in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Borth and Talybont in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a mortgage the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

We are 17 days into a freehold purchase having been recommend to conveyancers by the estate agent to do our conveyancing in Borth and Talybont. We are not happy. Could you you assist me in finding new lawyers?

A lawyer would need to be very bad to suggest replacing them. Has the mortgage offer been generated? If so you will need to advise them of the new contact details and get the mortgage documents are issued to the new lawyers. Your new conveyancer should be on the mortgage company panel to avoid escalating fees and frustration. So that should be your first question of the new solicitors. Our find a solicitor tool should assist you in finding a lender approved conveyancer for your conveyancing in Borth and Talybont

Can you offer any advice when it comes to finding a Borth and Talybont conveyancing firm to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Borth and Talybont conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Borth and Talybont conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

Can they put you in touch with clients in Borth and Talybont who can give a testimonial? How experienced is the firm with lease extension legislation?

I inherited a leasehold flat in Borth and Talybont, conveyancing having been completed in 2009. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Borth and Talybont with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2089

With 64 years unexpired we estimate the premium for your lease extension to range between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.