Can you help? My Caersws lawyer is assuring me that he has toorder Caersws conveyancing searches asthe firm are on the Lloydsconveyancing panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Caersws conveyancing searches.

I have todaydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Caersws for a purchase of a freehold house 12 months ago. How can I check that the property is not still registered in the name of the former proprietor?

The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Caersws conveyancing specialists.

Due to the guidance of my in-laws I had a survey completed on a property in Caersws before appointing lawyers. I have been told that there is a flying freehold element to the property. My surveyor has said that some lenders tend refuse to give a loan on this type of premises.

It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Caersws. Conveyancing will be smoother if you use a solicitor in Caersws especially if they are acquainted with such properties in Caersws.

In my capacity as executor for the will of my grandfather I am disposing of a property in Neath but reside in Caersws. My solicitor (who is 250 kilometers from merequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Caersws to attest and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are based in Caersws

I only have Seventy years remaining on my flat in Caersws. I now want to extend my lease but my freeholder is absent. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. For most situations an enquiry agent may be useful to conduct investigations and to produce a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s absence and the application to the County Court overseeing Caersws.

I bought a studio flat in Caersws, conveyancing formalities finalised in 2008. Can you work out an approximate cost of a lease extension? Equivalent flats in Caersws with over 90 years remaining are worth £227,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2095

You have 71 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.