We are about to sign contracts for a garden flat in Garndolbenmaen. We encountered a snag. Our loan offer with Lloyds TSB Bank runs out on 19/9/2025 but the vendors are putting forward a completion date of 23/9/2025. Can one prolong the mortgage expiry date?

The person best placed to deal with your question is your conveyancer who will hopefully calculate whether he or she is should be discussing with the bank, owner’s representatives, estate agents or possibly all three given the history of your transaction as of today.

Will conveyancers request money on account when it comes to conveyancing in Garndolbenmaen?

Where you are retaining lawyers for conveyancing in Garndolbenmaen your lawyer will request that you place them with funds to cover the search fees. Normally this is called for to cover the fees of the conveyancing searches. When the deposit is as part of the sale price then this will be asked for shortly before exchange of contracts. Any further balance that is needed should be sent to your lawyer a few days prior to the completion date.

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Garndolbenmaen. My lender is Nationwide Building Society

Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 19/7/2025, the requirements read as follows :

I can see plenty of here about conveyancing in Garndolbenmaen but what is your top tip for selecting the right conveyancer in Garndolbenmaen

Do not opt for the lowest Garndolbenmaen conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Two weeks ago we had a mortgage agreed in principle with Virgin Money. Garndolbenmaen conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

Some lenders take longer than others. Have Virgin Money done the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am selling my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Garndolbenmaen solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Back In 2006, I bought a leasehold flat in Garndolbenmaen. Conveyancing and Santander mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Garndolbenmaen who acted for me is not around. What should I do?

First make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Garndolbenmaen conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a basement flat in Garndolbenmaen, conveyancing was carried out in 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Garndolbenmaen with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease finishes on 21st October 2078

With 53 years remaining on your lease we estimate the price of your lease extension to range between £27,600 and £31,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.