It is unclear whether my mortgage offer requires a lease extension. I have telephoned my Llanelli bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Llanelli conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their published requirements. I have no idea who is right.

The lawyer must follow the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Planning on purchasing a house in Llanelli. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanelli lawyer is on the Skipton conveyancing panel.

Coventry BS have agreed my mortgage in principle, my offer on a apartment in Llanelli has been agreed to, what are the next steps?

Your estate agent will want to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Telephone Coventry BS or the financial adviser and finalise any outstanding forms. Coventry BS will instruct a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. Coventry BS will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llanelli.

I'm purchasing a new build house in Llanelli benefiting from help to buy. The builders would not budge the amount so I negotiated £7000 of extras instead. The sale representative advised me not to tell my conveyancer about this side-deal as it will affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Llanelli is where the house is located. Can you offer any opinion?

Flying freeholds in Llanelli are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Llanelli you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanelli may decide 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.

In surfing the world wide web for the words cheap conveyancing in Llanelli it brings up numerous conveyancerslocally. How do I determine which is the right conveyancer for me?

The ideal method of finding the right conveyancer is via personal testimonial, so enquire of colleagues and those you trust who have bought a property in Llanelli or a respected estate agent or mortgage broker. Charges for conveyancing in Llanelli differ, so it's sensible to secure at least four estimates from varying types of property lawyers. Be sure to obtain confirmation what costs in the quote includes.

Estate agents have just been given the go-ahead to market my basement apartment in Llanelli. Conveyancing solicitors are to be appointed soon, however I have just had a quarterly maintenance charge demand – what should I do?

It best that you pay the invoice as usual given that all ground rent and maintenance invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a leasehold flat in Llanelli, conveyancing having been completed 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Llanelli with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease runs out on 21st October 2082

With 57 years remaining on your lease we estimate the premium for your lease extension to be between £28,500 and £33,000 plus professional fees.

The suggested premium range 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. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.