We are buying our first house. Our conveyancer has calledto enquire if we want to purchase supplemental conveyancing searches. Unfortunately we are clueless as to what's relevant for conveyancing in Llanidloes

The range of Llanidloes conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general appetite to risk. What is important is that you adequately understand what information each search could give you. You may then make a decision if you personally think you need that search. If in doubt, ask the property lawyer to advise.

Various web forums that I have come across warn that are the main reason for delay in Llanidloes house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Llanidloes.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Llanidloes is the location of the property. What do you suggest?

Flying freeholds in Llanidloes are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanidloes you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanidloes 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 premises.

My husband and I are first time buyers - agreed a price, yet the agent advised that the vendor will only go ahead if we use their chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Llanidloes

We suspect that the owner is unaware of this demand. Should the vendor want ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Llanidloes conveyancing firm - as opposed tothose that will earn the negotiator at the agency a kickback or achieve conveyancing thresholds pre-set by head office.

Estate agents have just been given the go-ahead to market my garden apartment in Llanidloes. Conveyancing lawyers have not yet been instructed, however I have recently received a quarterly maintenance charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is clear the invoice as you normally would as all rents and service invoices will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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. Having a clear account will assist your cause and will leave you no worse off financially.

I am the registered owner of a ground floor flat in Llanidloes, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable properties in Llanidloes with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2094

With only 70 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.