My Llanwrtyd Wells conveyancer has uncovered a discrepancy between the assumptions in the home valuation report and what is in the legal papers for the property. My solicitor says that he needs to check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach right?

Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

We see that you have a post code search directory listing law firms on the TSB conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Llanwrtyd Wells?

We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llanwrtyd Wells.

My wife and I purchasing a end of terrace house in Llanwrtyd Wells. Our aim is to convert the garage to a playroom at the house.Will the conveyancing process include investigations to ascertain if these works are permitted?

Your conveyancer should check the deeds as conveyancing in Llanwrtyd Wells will occasionally reveal restrictions in the title deeds which prohibit certain changes or need the permission of a 3rd party. Certain works call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

We were going to get a AIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Llanwrtyd Wells solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Llanwrtyd Wells solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Llanwrtyd Wells building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Llanwrtyd Wells conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The property lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 left on the lease.

Will our solicitor be raising questions concerning flooding as part of the conveyancing in Llanwrtyd Wells.

Flooding is a growing risk for lawyers specialising in conveyancing in Llanwrtyd Wells. Some people will purchase a house in Llanwrtyd Wells, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Llanwrtyd Wells. The standard information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to find out if the property has historically flooded. In the event that the premises has been flooded in past which is not disclosed by the seller, then a purchaser could commence a compensation claim as a result of such an misleading response. A buyer’s lawyers should also carry out an environmental search. This should reveal if there is a recorded flood risk. If so, additional inquiries will need to be carried out.

I have recently realised that I have Fifty years unexpired on my lease in Llanwrtyd Wells. I am keen to extend my lease but my landlord is can not be found. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application 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 magistrate. However, you will be required to prove that you have used your best endeavours to locate the freeholder. For most situations an enquiry agent would be useful to carry out a search and prepare an expert document to be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Llanwrtyd Wells.

I am the registered owner of a ground floor flat in Llanwrtyd Wells, conveyancing formalities finalised December 1998. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Llanwrtyd Wells with a long lease are worth £216,000. The ground rent is £50 levied per year. The lease expires on 21st October 2094

You have 69 years left to run the likely cost is going to range between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.