I have given 8 weeks notice to my current landlord and have to vacate my let out flat in Mid Wales by 8/7/2024. Conveyancing for my house purchase has just started. Can I complete in six weeks as don't want to have to find short term accommodation?

Generally one should not serve notice on a rental unless exchange of contracts has taken place. If you have not already done so, notify to your conveyancer and ask them to they seek the assistance the sellers solicitors, try to a target completion date that all parties will work to achieve

It is is a decade since I purchased my property in Mid Wales. Conveyancing lawyers have now been appointed on the sale but I can't track down the title documents. Will this cause complications?

You need not be too concerned. Firstly there is a chance that the deeds will be with the lender or they may be in the possession of the lawyers who handled your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Mid Wales involves registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.

Please explain the implications if my solicitor is suspended from the Coventry BS Solicitor panel ahead of completing my conveyancing in Mid Wales?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Mid Wales?

Many commercial conveyancing solicitors in Mid Wales will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Mid Wales. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Mid Wales.

For each commercial conveyancing transaction in Mid Wales it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Mid Wales commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Mid Wales.

Having had my offer accepted I require leasehold conveyancing in Mid Wales. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and almost all are in Mid Wales - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a 1st floor flat in Mid Wales, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Mid Wales with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2088

With just 64 years remaining on your lease the likely cost is going to span between £14,300 and £16,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.