Much to our surprise we have been told by our lender that my Machynlleth property lawyer is not on the lender Solicitor panel. How can I be certain if this is indeed the case?

The sensible course of action for you to take is to contact your Machynlleth conveyancer. You lawyer should advise you what has happened. If they are not on the panel they may be able to suggest a Machynlleth conveyancing firm that is on the conveyancing panel for your mortgage company.

My lawyer has discovered a a problem with the lease for the flat we are buying in Machynlleth. The other side have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancing practitioner says that he must ensure that the lender is willing to move forward with this solution. Who is the client here, us or the bank?

Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. These conveyancing instructions have to be complied with.

The estate agent has sent us the confirmation of our purchase of a new build flat in Machynlleth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Machynlleth

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan.

In my capacity as executor for the estate of my grandmother I am selling a property in Neath but reside in Machynlleth. My conveyancer (approximately 250 miles from meneeds me to execute a statutory declaration before completion. Could you suggest a conveyancing practitioner in Machynlleth to attest and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Machynlleth based

Can you provide any advice for leasehold conveyancing in Machynlleth from the perspective of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Machynlleth can be avoided if you get in touch lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers.
If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Machynlleth leases often stipulate that internal structural alterations or laying down wooden flooring require a licence from the Landlord approving such alterations. Should you dont have the consents in place you should not communicate with the landlord without contacting your lawyer in advance. Some Machynlleth leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. The majority of freeholders or Management Companies in Machynlleth charge for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Machynlleth. You believe that you know the number of years remaining on your lease but you should verify this via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is less than 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

I own a basement flat in Machynlleth, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Machynlleth with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2094

You have 68 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.