We are purchasing a house and need a conveyancing solicitor in Llandovery who is on the Virgin Money approved panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Llandovery.

We are downsizing from our property in Llandovery and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Llandovery lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Llandovery. We have lived in Llandovery for six years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification need.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

My wife and I purchased a 4 bedroom Edwardian property in Llandovery. Conveyancing practitioner represented me and Aldermore. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Aldermore to clarify?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llandovery and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing lawyer who conducted the purchase.

Over the last few months I have been searching for a flat up to £305k and found one near me in Llandovery I like with open areas and transport links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Llandovery in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I have recently realised that I have Fifty years remaining on my lease in Llandovery. I am keen to extend my lease but my landlord is missing. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to locate the freeholder. On the whole a specialist may be helpful to try and locate and to produce an expert document which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Llandovery.

I inherited a 1st floor flat in Llandovery, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Llandovery with a long lease are worth £206,000. The ground rent is £45 yearly. The lease terminates on 21st October 2091

With only 66 years remaining on your lease the likely cost is going to range between £11,400 and £13,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.