Can I use your services to find a Conveyancing solicitor in Llandrindod Wells even if I’m not buying or selling a house, for example where I intend to buy a shop in Llandrindod Wells with a loan from Skipton Building Society?

Our comparison service is mainly used to select domestic conveyancing solicitors in Llandrindod Wells but we have set out towards the bottom of this page a few Llandrindod Wells commercial conveyancing firms. You should enquire with the firm directly to check if they are also authorised to represent Skipton Building Society

I happen to be the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Llandrindod Wells. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the property in June. Will no one buy the property for half a year?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view banks take of it, depend on the mortgage company as this requirement is principally there to pick up on subsales or the wholesaling and assigning of properties.

It is unclear whether my lender requires a lease extension. I have telephoned my Llandrindod Wells bank branch on numerous occasions and was told they are content with the situation and they would lend. My Llandrindod Wells conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?

Your conveyancer has to follow the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

After weeks of negotiation I have agreed a price on a house in Llandrindod Wells. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

How does conveyancing in Llandrindod Wells differ for newly converted properties?

Most buyers of new build premises in Llandrindod Wells come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Llandrindod Wells usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llandrindod Wells or who has acted in the same development.

Should I appoint a Llandrindod Wells conveyancing lawyer in close proximity to the house I am buying? An old friend can handle the conveyancing but his firm is located approximately 350miles drive away.

The benefit of a high street Llandrindod Wells conveyancing practice is that you can drop in to execute paperwork, hand in your ID and pester them if necessary. They will also have local knowledge which is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were content that should surpass using an unfamiliar Llandrindod Wells conveyancing lawyer solely due to them being local.

There are only Sixty One years left on my flat in Llandrindod Wells. I need to extend my lease but my landlord is absent. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the landlord. For most situations a specialist may be useful to carry out a search and to produce an expert document which can be used as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Llandrindod Wells.

I acquired a ground floor flat in Llandrindod Wells, conveyancing was carried out in 2011. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Llandrindod Wells with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2076

With 51 years left to run we estimate the price of your lease extension to be between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you 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.