My husband and I are purchasing a 3 bedroom flat in Machynlleth with a mortgage. We like our Machynlleth lawyer, but the mortgage company says he's not on their "panel". It appears that we have little choice but to instruct one of the mortgage company panel solicitors or keep our Machynlleth conveyancer as well as pay for one of their panel firms to represent them. This seems very unfair; are we not able to demand that the lender use our Machynlleth property lawyer ?

Unfortunately,no. The mortgage offered to you 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. A further alternative is for your Machynlleth conveyancing lawyer to apply to be on the conveyancing panel.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Machynlleth. My lender is Platform

Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 6/3/2025, the requirements read as follows :

How does conveyancing in Machynlleth differ for newly converted properties?

Most buyers of new build residence in Machynlleth come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in Machynlleth typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Machynlleth or who has acted in the same development.

Am I best advised to appoint a Machynlleth conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can deal with the conveyancing but his firm is located 400miles drive away.

The primary upside of using a local Machynlleth conveyancing practice is that you can visit the firm to execute paperwork, hand in your identification documents and pester them if necessary. Having local Machynlleth know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were content that must trump using an unknown Machynlleth conveyancing lawyer solely due to them being round the corner.

Looking forward to sign contracts shortly on a leasehold property in Machynlleth. Conveyancing lawyers have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

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

The length of the lease term. You should receive guidance as what happens when the lease expires, and informed of the importance of the 80 year mark specifics of the parties to the lease, e.g. these could be the tennant, superior lessor, landlord You would want to be sent a copy of the lease Does the lease prohibit wood flooring? Rent payments - what is payable and when is collected, and also know whether this is subject to change

I bought a ground floor flat in Machynlleth, conveyancing having been completed in 2002. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Machynlleth with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease comes to an end on 21st October 2084

With 59 years unexpired we estimate the price of your lease extension to span between £20,900 and £24,200 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.