We are purchasing a 1 bedroom flat in Cwmcarn with a mortgage. We like our Cwmcarn conveyancer, however the bank advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Cwmcarn lawyer and pay for one of their panel ones to represent them. We regard this is inequitable; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Cwmcarn conveyancing lawyer to apply to be on the conveyancing panel.

It is 10 years ago since I purchased my property in Cwmcarn. Conveyancing lawyers have just been instructed on the sale but I am unable to find my title documents. Will this cause complications?

You need not be too concerned. Firstly the deeds may be with the lender or they may still be with the conveyancers who oversaw the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Cwmcarn involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.

We are purchasing a house and the conveyancer has raised the issue of Chancel Repair for which the property may be liable because it falls into the area of such a church. He has recommended insurance. Is this strictly necessary for conveyancing in Cwmcarn

Unless a prior acquisition of the house completed after 12 October 2013 you can take it that lawyers carrying out conveyancing in Cwmcarn to remain recommending a chancel search and or chancel repair liability insurance.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one close by in Cwmcarn I like with open areas and railway links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Cwmcarn in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage the shortness of the lease will be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

Due to sign contracts shortly on a ground floor flat in Cwmcarn. Conveyancing solicitors have said that they are sending me a report next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Cwmcarn should include some of the following:

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What the implications are if you are in breach of your lease terms? Does the lease prevent you from subletting the property, or working from home Your conveyancers should enable you to have an understanding of the insurance provisions Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?

I inherited a garden flat in Cwmcarn, conveyancing formalities finalised 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Cwmcarn with over 90 years remaining are worth £180,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2082

With only 58 years left to run we estimate the price of your lease extension to span between £22,800 and £26,400 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.