My husband and I are planning to purchase a 1 bedroom flat in Henllan with a mortgage. We like our Henllan conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the bank panel solicitors or keep our Henllan conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Henllan conveyancing lawyer to apply to be on the conveyancing panel.

When will exchange of contracts take place for residential conveyancing in Henllan and do I need to attend the lawyers office?

Where you are local to one of the conveyancing solicitors in Henllan you are welcome to attend to sign contracts. That being said, the lender approved solicitors we recommend provide a nationwide conveyancing service and provide as equally detailed and professional a job for you when communicating with you digitally. The executing of the purchase agreement is not when everything is set in stone. A signed contract is just a prerequisite for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Henllan)to be in the office available at the end of the phone to exchange contracts.

I decided to have a survey done on a house in Henllan prior to appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some lenders will refuse to issue a mortgage on this type of premises.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Henllan. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Henllan to see if the conveyancing costs will increase in light of this.

What makes your site different to other online quote calculators when it comes to conveyancing in Henllan?

At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Henllan. Unlike many estate agents and brokerage sites we do not operate kick-back deals with solicitors. A large number of agents and online brokers 'recommend' the firm that pays the most kickback, rather than the best value conveyancing in Henllan

I own a leasehold house in Henllan. Conveyancing and Bank of Scotland mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Henllan who previously acted has long since retired. Do I pay?

First contact HMLR to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Henllan conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I invested in buying a 1 bedroom flat in Henllan, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Henllan with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2080

With just 54 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.