We intend to purchase a newbuild flat in St Davids with a mortgage from Bank of Scotland.We have a St Davids conveyancing lawyer but Bank of Scotland advised that his firm is not listed on their approved list of member firms. We have to appoint a Bank of Scotland panel solicitor or keep our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The home loan issued to you is subject to its terms and conditions, one of which will be that lawyers needs to be on the Bank of Scotland conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Scotland

I am assisting my step-mother sell her property in St Davids. Does the solicitor commission the energy performance certificate or should I organise this?

Following the demise of HIPs, energy assessments was left as a compulsory element of moving property. An EPC needs to be to hand prior to the property being advertised. It is not as aspect of the sale process that law firms ordinarily arrange. If you are instructing a St Davids conveyancing practitioner they might be able to arrange energy assessments given their contacts with long established local assessors

I can not work out if my bank requires a lease extension. I have called my St Davids bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My St Davids conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend in accordance with their published requirements. I simply don't know who is right.

The solicitor has to follow the CML Handbook section two provisions 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local St Davids solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your St Davids postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in St Davids.

What does commercial conveyancing in St Davids cover?

St Davids conveyancing for business premises covers a broad range of guidance, given by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I own a leasehold flat in St Davids. Conveyancing and Leeds Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in St Davids who previously acted has now retired. Any advice?

First make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a St Davids conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

St Davids Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

What prohibitions are there in the St Davids Lease? Plenty St Davids leasehold properties will be liable to pay a service charge for the upkeep of the building invoiced on behalf of the management company. Where you acquire the apartment you will have to pay this charge, usually quarterly accross the year. This may differ from a few hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all likelihood there will be a rentcharge to be met yearly, this is usually not a exorbitant sum, say approximately £25-£75 but you need to check it because occasionally it can be many hundreds of pounds. Who are the managing agents?

My brother-in-law has suggested I instruct a conveyancing solicitor in St Davids. I I would like to check if they are listed on the bank's conveyancing panel. Can you or the lender confirm if they are on the panel?

One option is to contact the lawyer to enquire if they are on the bank's approved list. If that does not help call us and we can investigate and revert. Should the firm not be on the conveyancing panel we can certainly arrange a specialist conveyancing solicitor in St Davids on the approved list for your mortgage company.