My IFA has asked me for my Garndolbenmaen solicitor’s panel member for the Nat West conveyancing panel. Can you suggest how I discover this. I have contacted my local Garndolbenmaen branch but they have not responded to me.

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

I am being advised by my conveyancer that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Garndolbenmaen conveyancing?

The right level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

Is it the case that all Garndolbenmaen solicitor firms on the Clydesdale conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

Can I be sure that the Garndolbenmaen conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Garndolbenmaen seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your conveyancing.

I'm purchasing a new build house in Garndolbenmaen with a mortgage from Birmingham Midshires. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not inform my conveyancer about the side-deal as it may impact my loan with Birmingham Midshires. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 looking for a flat up to £245,000 and identified one near me in Garndolbenmaen I like with amenity areas and railway links in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Garndolbenmaen in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage that many years will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

Back In 2004, I bought a leasehold house in Garndolbenmaen. Conveyancing and Bank of Scotland mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Garndolbenmaen who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Garndolbenmaen conveyancing firm to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a 1 bedroom flat in Garndolbenmaen, conveyancing formalities finalised 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Garndolbenmaen with over 90 years remaining are worth £202,000. The ground rent is £60 per annum. The lease runs out on 21st October 2081

You have 57 years unexpired the likely cost is going to range between £28,500 and £33,000 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.