I am buying a property in Magor. A rare aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with TSB your lawyer must follow the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for TSB. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to TSB where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not isolated to Magor.

I currently have a mortgage with Virgin Money for my property in Magor. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?

Virgin Money must be informed of your intention in advance of letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel solicitor.

I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being problematic. The Magor solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who did the conveyancing in Magor 5 years ago no longer exist. What are my options?

You no longer need to hold title official documentation to prove you own the land or property, as the Land Registry have everything they need in a digital format.

I'm purchasing my first flat in Magor benefiting from help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not disclose to my conveyancer about this extras as it could put at risk my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a leasehold apartment up to £235,500 and found one round the corner in Magor I like with open areas and station in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Magor suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage the remaining unexpired lease term will be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

Do you have any advice for leasehold conveyancing in Magor from the perspective of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Magor can be bypassed if you appoint lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
You believe that you know the number of years left on your lease but you should verify this by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is less than 80 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Magor state that internal structural changes or installing wooden flooring calls for a licence from the Landlord approving such changes. If you fail to have the paperwork to hand you should not contact the landlord without checking with your conveyancer in advance. A minority of Magor leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly 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 buyers or their solicitors. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Arranging a new share certificate can be a lengthy formality and frustrates many a Magor home move. Where a reissued share certificate is required, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity.

I bought a garden flat in Magor, conveyancing formalities finalised July 2002. Can you work out an approximate cost of a lease extension? Comparable properties in Magor with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2101

With only 75 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 as well as costs.

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 comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.