I have given 2 months notice to my current landlord and must leave my let out property in Aberystwyth by 19/5/2023. Conveyancing for my house purchase is underway. How realistic is it to complete in 5 weeks as don't want to have to find short term accommodation?

It is unwise to provide notice for your tenancy unless your lawyer suggests that you should. If you have not previously done so, update to your lawyer and request that they cajole the other solicitors, try to a target completion date that everyone will look to achieve

Do I need to visit the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Aberystwyth so that I can attend their offices if required.

These days conveyancing panel lawyers for lenders carry out their work through Royal Mail, internet or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in the country. That being said you can see if you have the option of going to the offices of your conveyancing lawyer if needed.

I am buying a victorian detached house in Aberystwyth. The intention is to convert the garage to a playroom at the property.Will legal due diligence on the property include investigations to determine if these alterations are permitted?

Your solicitor should review the deeds as conveyancing in Aberystwyth can on occasion reveal restrictions in the title documents which restrict certain alterations or need the permission of a 3rd party. Many additions require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I had an offer accepted on an apartment in Aberystwyth on 8/2/2023, valuation was booked 4 days after, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Aberystwyth solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Aberystwyth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Me and my brother own a semi-detached Edwardian house in Aberystwyth. Conveyancing practitioner acted for me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the matching address. Is it worth asking The Mortgage Works to clarify?

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

I own a leasehold house in Aberystwyth. Conveyancing and Godiva Mortgages Ltd mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Aberystwyth who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Aberystwyth conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a 2 bed flat in Aberystwyth, conveyancing was carried out in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Aberystwyth with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2095

With 72 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.