We are looking to buy a property and need a conveyancing solicitor in Clun who is on the Bank of Ireland solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Clun.

I am purchasing my first flat in Clun with the aid of help to buy. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my conveyancer about the side-deal as it will adversely affect my mortgage with Coventry Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Clun is the location of the property. What do you suggest?

Flying freeholds in Clun are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Clun you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clun may determine 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 residence.

Do I need to be wary by third parties that I am dealing with are recommending an internet conveyancing firm as opposed to a local Clun conveyancing firm?

As is the case with lots of service providers, often suggestions from family and friends can be worth their weight in gold. Yet there are numerous players in a conveyancing deal; estate agents, mortgage brokers and banks may put forward solicitors to retain. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the right to choose your own lawyer. You need to be aware that many banks specify a panel list of conveyancers you are obliged to use for the lender aspect of your house move.

I would like to sublet my leasehold flat in Clun. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Clun do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I invested in buying a ground floor flat in Clun, conveyancing was carried out in 2003. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Clun with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2088

You have 64 years unexpired the likely cost is going to range between £14,300 and £16,400 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.