My fiance and I are planning to acquire a property in Powys and are in fact using a Powys conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Godiva Mortgages Ltd have this morning contacted us to inform me that there is now an issue as our Powys solicitor is not on their approved list of lawyers. What do we do from here?

When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Powys solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

We are buying a flat and need a conveyancing solicitor in Powys who is on the Coventry BS conveyancing panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Powys.

Do commercial conveyancing searches disclose proposed roadworks that may affect a commercial land in Powys?

Many commercial conveyancing solicitors in Powys will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Powys. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Powys.

For every commercial conveyancing transaction in Powys it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Powys commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Powys.

I have been recommended by numerous selling agents in Powys to choose a solicitor using your seach tool. What’s the financial upside for Estate Agents to promote your services rather than alternative conveyancing organisations?

We refuse to make any commission for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

There are only Seventy years unexpired on my lease in Powys. I am keen to extend my lease but my freeholder is absent. What should I do?

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 an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the landlord. For most situations a specialist may be useful to try and locate and prepare a report which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Powys.

I am the registered owner of a 1st floor flat in Powys, conveyancing was carried out 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Powys with over 90 years remaining are worth £206,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2091

With 66 years unexpired the likely cost is going to be between £11,400 and £13,200 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.