My financial adviser has asked me for my Treuddyn law firm’s panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Treuddyn branch but they cant find it on their system.

You are best placed to get this information from your Treuddyn property lawyer . Most Treuddyn law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

We are planning to acquire a house and need a conveyancing solicitor in Treuddyn who is on the Nottingham solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Treuddyn.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Treuddyn I like with amenity areas and transport links nearby, however it only has 49 years unexpired on the lease. There is not much else in Treuddyn suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

I have just appointed agents to market my 2 bed apartment in Treuddyn. Conveyancing has not commenced, however I have just had a half-yearly service charge invoice – Do I pay up?

The sensible thing to do is discharge the invoice as normal given that all rents and maintenance invoices will be apportioned 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 management companies 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 bought a 1 bedroom flat in Treuddyn, conveyancing was carried out in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Treuddyn with an extended lease are worth £206,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2090

With only 66 years unexpired the likely cost is going to be between £12,400 and £14,200 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to 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.

I dont have enough spare cash to pay a 10% deposit on my house purchase in Treuddyn , but I still want to go ahead. What can I do?

One option is to try and accept a smaller deposit. Many sellers will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second