I am close to exchanging contracts on the sale of our property in Llanidloes and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Llanidloes conveyancer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing outfit as opposed to a conveyancing solicitor in Llanidloes. We have lived in Llanidloes for six years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should 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 health insurance to cover that same sickness)

It has been five months since my purchase conveyancing in Llanidloes completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build flat in Llanidloes. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Llanidloes

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in Llanidloes I like with amenity areas and transport links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Llanidloes in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

Is there a distinction between surveying and conveyancing in Llanidloes?

Conveyancing - in Llanidloes or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the buying price down or asking the vendor to fix the problems prior to you complete your move.