My IFA has requested my Brecon lawyer’ panel member for the Nat West conveyancing panel. How do I obtain this. I have tried my local Brecon branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Brecon property lawyer . They keep a central record lender panel numbers.

Please explain the implications if my solicitor is expelled from the Clydesdale Solicitor panel ahead of completing my conveyancing in Brecon?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Brecon is where the house is located. Can you shed any light on this issue?

Flying freeholds in Brecon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brecon you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brecon may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

How do I use your search app to locate a conveyancing solicitor in Brecon on the panel for my lender?

First select a lender such as Halifax, The Mortgage Works or Alliance & Leicester then type in your preferred area e.g. Brecon. Conveyancing practices in Brecon and beyond should be shown.

Looking forward to complete next month on a leasehold property in Brecon. Conveyancing solicitors have said that they report fully next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Brecon should include some of the following:

Do you need to have carpet in the flat or are you allowed wood flooring? It needs to be made clear to you whether the lease allows you to alter or upgrade aspects of the property- you must be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether permission is mandated necessary Details of the parties to the lease, for example these could be the tennant, superior lessor, landlord You would want to be sent a copy of the lease Ground rent - what is payable and when is collected, and be on notice if this will change in the future

I purchased a studio flat in Brecon, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Brecon with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2091

With just 66 years unexpired we estimate the price of your lease extension to span between £11,400 and £13,200 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.