IfI were to buy a straightforward housein Presteigne for cash and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Presteigne?

Any savings you would achieve would be limited to the Presteigne conveyancing searches. The conveyancer still got to do everything else - money laundering, correspond with your sellers solicitor, stamp duty return, register the title etc. A marginal saving might be made by not needing to register a charge but it won't be a lot.

My wife and I are buying a flat in Presteigne. It might be a silly question but how we can trust a conveyancer? At some point we have to send money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am assisting my step-mother sell her house in Presteigne. Will the conveyancer commission an energy assessment or it is for me to see to?

Following the demise of Home Packs, energy performance certificates was left as a required element of selling a house. An energy assessment needs to be to hand in advance of the property being advertised. This is not something that law firms ordinarily arrange. If you are instructing a Presteigne conveyancing lawyer they might help arrange EPC’s due to their contacts with reputable local accredited person

At last I have had an offer on a maisonette in Presteigne accepted, but there is a chain. The owners have put an offer on a property, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Presteigne. What should be my next step? At what stage should I apply for the mortgage with Principality?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then survey, Presteigne conveyancing search fees, etc). First, you should ensure that your property lawyer is on the Principality conveyancing panel. Regarding the next steps this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. During a buoyant market many buyers will apply for a home loan with Principality and pay for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.

My wife and I own a 4 bedroom Georgian house in Presteigne. Conveyancing lawyer represented me and Halifax. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Presteigne and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing practitioner who conducted the conveyancing.

In what way does the Landlord & Tenant Act 1954 affect my business premises in Presteigne and how can your lawyers assist?

The 1954 Act gives protection to commercial lessees, granting the a statutory right to make a request to court for a new tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Presteigne is one of our many locations in which the firms we work with have offices

I have noted on numerous consumer advice websites that before choosing a conveyancing lawyer they must be approved by your mortgage company. I am novice purchaser but I have an AIP via Santander and I already have a family conveyancing solicitor in Presteigne lined up. Will HSBC insist on an approved lawyer to be instructed? If so, where can I find that list for my conveyancing in Presteigne?

You should choose a solicitor that is on the HSBC panel. The first thing to do is telephone your preferred Presteigne conveyancing lawyer to check if they are on the HSBC panel. If they are not approved you have a number of options open to you here:

• Proceed with your chosen Presteigne solicitor but HSBC will undoubtedly instruct a solicitor on their conveyancing panel. The net result is additional charges and potential delay.
• Appoint a new property lawyer to act in the purchase, making sure they are on the HSBC conveyancing panel.
• Convince your property lawyer to do everything within their powers to join the HSBC panel of solicitors.