My house in Llanymynech is up for sale and I have a purchaser. Will the conveyancer need to be on the Santander conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.

I am close to exchanging contracts on the sale of our property in Llanymynech and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Llanymynech lawyer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Llanymynech. We have lived in Llanymynech for many years we know that this is a non issue. Do we contact our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I am buying a new build house in Llanymynech with a mortgage from Norwich and Peterborough Building Society. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not disclose to my conveyancer about the extras as it will impact my mortgage with Norwich and Peterborough 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.

I am hoping to exchange soon on a basement flat in Llanymynech. Conveyancing solicitors have said that they will have a report out to me within the next couple of days. What should I be looking out for?

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

You would want to receive a copy of the lease Information as to the provision in the lease to pay service charges - in relation to the building, and the more general rights a leaseholder enjoys specifics of the parties to the lease, for example these could be the leaseholder, superior lessor, landlord Your solicitors should enable you to have an understanding of the building insurance provisions Responsibility to repair and maintain the block. It is essential that you know which party is responsible the repair and maintenance of all parts of the block and communal areas

I inherited a 1st floor flat in Llanymynech, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Llanymynech with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2093

With just 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on 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 clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

My friend mentioned that when selecting a conveyancing firm they must be approved by your lender. I am new to the process but I have an offer in principle from Birmingham Midhshires and I already have a local conveyancing lawyer in Llanymynech in place. Does Virgin Money require an approved lawyer to be used? If so, where can I find that list for my conveyancing in Llanymynech?

You need to instruct a solicitor that is on the Virgin Money panel. Just call your preferred Llanymynech conveyancing lawyer to check if they are on the Virgin Money panel. If they are not on the panel you have a couple of options available to you here:

• Carry on with your existing Llanymynech lawyer but Virgin Money will need to appoint a property lawyer from their approved list. The net impact is additional fees together with potential interruption.
• Get a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the Virgin Money conveyancing panel.
• Appeal to your conveyancing practitioner to seek to join the lender panel.