I was notified yesterday by my financial adviser that my Aberystwyth lawyer is not on the lender Conveyancing panel. How can I be sure that this is correct?

Your first step should be to contact your Aberystwyth conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may recommend you to a Aberystwyth conveyancing firm that is on the conveyancing panel for your mortgage company.

What can a local search inform me concerning the house I am buying in Aberystwyth?

Aberystwyth conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search is essential in every Aberystwyth conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I am buying a new build apartment in Aberystwyth. Conveyancing is necessary evil 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 conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Aberystwyth

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Aberystwyth is the location of the property. Can you offer any assistance?

Flying freeholds in Aberystwyth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aberystwyth you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberystwyth may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Should I stop the direct debit for my mortgage with UBS as soon as a completion date for my sale in Aberystwyth has been agreed?

You would be well advised to keep meeting any mortgage payments to UBS pending the mortgage being repaid on completion as part of your Aberystwyth conveyancing.