My wife and I are hoping to acquire a 1 bedroom flat in Llanarmon Yn Ial with a mortgage. We like our Llanarmon Yn Ial conveyancer, however the bank says he's not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Llanarmon Yn Ial conveyancer and pay for one of their panel firms to act for them. We feel that this is inequitable; is there anything we can do?

No, not really. Your mortgage offer 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 Llanarmon Yn Ial conveyancing lawyer to apply to be on the conveyancing panel.

I have given 8 weeks notice to my current landlord and have to leave my rented apartment in Llanarmon Yn Ial by 4/4/2025. Conveyancing on my purchase has just started. Is it possible to complete in six weeks as I wish to avoid having to find temporary accommodation?

The normal practice is not to provide notice for your lease until your lawyer suggests that you should. If you have not previously done so, speak to your solicitor and ask them to they cajole the sellers solicitors, try to get a realistic time scale from them that everyone will work to achieve

I have been recommended a conveyancing solicitor in Llanarmon Yn Ial. I need to find out if they are on the Halifax approved list of lawyers. Can you help?

The first thing to do is contact your solicitor and enquire whether they can act for the bank. Alternatively you can call Halifax who may be able to help.

Given that I am about to spend hundreds of thousands of pounds on a terraced house in Llanarmon Yn Ial I would like to have a conversation with the conveyancer about mytransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?

Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your property ownership legalities in Llanarmon Yn Ial.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Llanarmon Yn Ial should be the amount on the final invoice that you end up paying.

Expecting to sign contracts shortly on a basement flat in Llanarmon Yn Ial. Conveyancing solicitors assured me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Llanarmon Yn Ial should include some of the following:

Specifying your rights in relation to the communal areas in the building.For instance, does the lease contain a right of way over a path or hallways? Repair and maintenance of the premises What options are available to the landlord where you breach a clause of your lease? You should have a good understanding of the insurance requirements You must be told what is to be regarded as a Nuisance in the lease

I own a split level flat in Llanarmon Yn Ial, conveyancing was carried out in 2006. Can you work out an approximate cost of a lease extension? Corresponding properties in Llanarmon Yn Ial with an extended lease are worth £221,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2095

With just 70 years left to run the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.