We were just about to sign contracts for a garden flat in Ceredigion. We have hit a problem. Our mortgage offer with Bank of Ireland runs out on 31/3/2025 but the vendors are suggesting a completion date of 2/4/2025. Is it possible to prolong the loan offer?

The person best placed to deal with your concern is your lawyer who is in a position to assess whether he or she is corresponding with the mortgage company, owner’s solicitors, estate agents or conceivably all three based on the history of your conveyancing to date.

My wife and I own a terraced Georgian property in Ceredigion. Conveyancing lawyer represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching property. Is it worth asking Leeds Building Society to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ceredigion and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.

I am buying a new build apartment in Ceredigion. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ceredigion

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared.

I'm converting the mortgage on my primary house to a buy to let loan with Leeds Building Society and intend to use the remaining equity as a deposit on a second house. The location we are interested in is Ceredigion. Will your solicitors be able to act for the two lenders and link together the transactions?

Do use our search tool on this page to ensure that the lawyers are approved by both lenders. Having checked that they are your solicitor should be able to connect the two deals but you should talk with you conveyancer and specify your expectations and requirements.

Should one remove a deceased person's details from the title register for a property in Ceredigion?

If a Ceredigion property is co-owned and one of the owners dies, their name will not automatically be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a disposal your conveyancer would simply be required to evidence as to the reason the other owner is missing from the transfer, typically this is in the form of a grant of probate.

With a view to making things smoother in the future you may arrange to have the deceased person removed from the title register by submitting an application to the land registry with proof of the death. There is no fee from the Registry for this service.