Me and my fiance are buying a 3 bedroom apartment in Caersws with a mortgage. We like our Caersws solicitor, but the bank advise he's not on their "panel". We have to appoint one of the bank panel firms or continue with our Caersws conveyancing practitioner as well as pay for one of their panel ones to act for them. This seems very unfair; can we not demand that the mortgage company use our Caersws conveyancer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Caersws conveyancing solicitor to apply to be on the conveyancing panel.

I have been told by my lawyer that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Caersws?

The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

I'm the sole beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Caersws. The Caersws property was put into my name in August. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the house in August. Do I have to wait half a year to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many banks would take a sensible view as this requirement is chiefly there to identify the purchase and immediately sell or the wholesaling and assigning of properties.

We have agreed to purchase a house in Caersws. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

Given that your lender is HSBC your lawyer must comply with the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties nationwide and is not limited to Caersws.

Is it simple use your search app to choose a conveyancing practitioner in Caersws on the approved list for my mortgage?

1st pick a bank such as National Westminster Bank, Bank of Scotland or Aldermore then type in your location such as Caersws. Conveyancing organisations in Caersws and further afield will then be identified.

I am using a search engine for the words conveyancing in Caersws it brings up numerous conveyancerslocally. How do I determine which is the right solicitor for the sale of my house?

The preferential method of choosing a suitable conveyancer is through a personal recommendation, so ask friends and family who have acquired a property in Caersws or a local estate agent or financial adviser. Fees for conveyancing in Caersws differ, so it's advisable to obtain a minimum of four costs illustrations from varying types of conveyancers. Dont forget to clarify that the costs are guaranteed not to escalate.

I have recently realised that I have Seventy years unexpired on my lease in Caersws. I need to extend my lease but my freeholder is missing. What options are available to me?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the lessor. For most situations an enquiry agent should be useful to try and locate and prepare a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Caersws.

I invested in buying a leasehold flat in Caersws, conveyancing formalities finalised in 1995. How much will my lease extension cost? Comparable flats in Caersws with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2086

You have 61 years left to run we estimate the price of your lease extension to range between £19,000 and £22,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered 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 getting professional advice.