Me and my partner are purchasing a 1 bedroom apartment in Brecon Beacons with a mortgage. We wish to retain our Brecon Beacons lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Brecon Beacons conveyancer and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Brecon Beacons conveyancing lawyer to apply to be on the conveyancing panel.

Can your site be used to find a Conveyancing solicitor in Brecon Beacons even if I’m not purchasing or selling a house, for instance where I want to buy an office in Brecon Beacons with a mortgage from The Mortgage Works?

Our comparison service is mainly used to get a quote from residential conveyancing solicitors in Brecon Beacons but we have listed at the bottom of this page some Brecon Beacons commercial conveyancing firms. You will need to make contact with the solicitors directly to check if they are also authorised to represent The Mortgage Works

I had intended to instruct a property lawyer in Brecon Beacons for our house move. Our financial adviser informed us that our mortgage company Nationwide Building Society won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies in the main restrict either the category or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. As well as restricting the type of firm, a few banks have limited the amount of firms they use to act for them. Be aware that Nationwide Building Society have no responsibility for the quality of advice provided by any member of Nationwide Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels since 2008 even though there are mixed opinions regarding the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Brecon Beacons only perform one or two conveyances per annum.

I own a leasehold flat in Brecon Beacons. Conveyancing and Bank of Scotland mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Brecon Beacons who previously acted has now retired. What should I do?

The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Brecon Beacons conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a split level flat in Brecon Beacons, conveyancing formalities finalised April 2006. How much will my lease extension cost? Comparable properties in Brecon Beacons with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2090

With only 65 years remaining on your lease we estimate the premium for your lease extension to span between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is 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. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

I am looking for Brecon Beacons conveyancing quotes online. Can I be confident that all the Brecon Beacons practices that are identified on your site are on the bank conveyancing panel?

The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Brecon Beacons conveyancing solicitor being on the lender conveyancing panel is not accurate.