Please help. My Aberaeron solicitor is advising me that he has toconduct Aberaeron conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. Is this really necessary?

You have limited options available to you. As you are obtaining a mortgage with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Aberaeron conveyancing searches.

Do all mortgage companies provide you with an approved list of Aberaeron conveyancing solicitors? How do you know who is on the Skipton conveyancing panel?

Aberaeron conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.

We just had an offer accepted to buy with Norwich and Peterborough Building Society. I dropped in 3 or 4 high street firms but am unable to find a Aberaeron conveyancing firm on the Norwich and Peterborough Building Society approved list. Please you assist?

You should make use of the find a conveyancing panel solicitor tool on this page. Pick the lender and type Aberaeron or your location and you will be presented with numerous conveyancers offices in Aberaeron or near you.

Are there restrictive covenants that are commonly picked up during conveyancing in Aberaeron?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Aberaeron. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

My wife and I purchased a leasehold house in Aberaeron. Conveyancing and Aldermore mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Aberaeron who previously acted has long since retired. What should I do?

The first thing you should do is make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Aberaeron conveyancing lawyer to do this as you can do this on the Land Registry website 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 bought a 2 bed flat in Aberaeron, conveyancing having been completed in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Aberaeron with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2104

You have 80 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.

The suggested premium range 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 detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.