My financial adviser says he needs my Brackla lawyer’ panel member for the Nationwide conveyancing panel. How do I discover this. I have contacted my local Brackla branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Brackla lawyer . Most Brackla law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

This question may be naive but I am unseasoned as a 1st time buyer of a ground floor flat in Brackla. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in Brackla?

On the day of completion you do not need to go to the conveyancers office in Brackla. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

I have a mortgage with Nottingham for my property in Brackla. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?

Your original mortgage agreement with Nottingham will provide that you need their approval prior to letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel firm.

After much negotiation I have agreed a price on an apartment in Brackla. My financial adviser pressured me to appoint their lawyer. I paid an advanced payment of £200. A couple of days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will our conveyancer be making enquiries about flooding as part of the conveyancing in Brackla.

The risk of flooding is if increasing concern for lawyers dealing with homes in Brackla. Some people will acquire a property in Brackla, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, but there are a numerous checks that can be carried out by the buyer or by their lawyers which will give them a better understanding of the risks in Brackla. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover whether the premises has historically flooded. If flooding has previously occurred and is not disclosed by the seller, then a buyer could bring a legal claim for losses stemming from an misleading answer. The purchaser’s conveyancers may also commission an enviro report. This will indicate if there is any known flood risk. If so, additional inquiries will need to be carried out.

Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Brackla I like with open areas and transport links in the vicinity, however it only has 51 years on the lease. There is not much else in Brackla in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the shortness of the lease will likely be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months 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 existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

I am in need of some leasehold conveyancing in Brackla. Before diving in I require certainty as to the remaining lease term.

Assuming the lease is registered - and almost all are in Brackla - then the leasehold title will always include the basic details 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 bought a 2 bed flat in Brackla, conveyancing having been completed December 2004. How much will my lease extension cost? Corresponding flats in Brackla with over 90 years remaining are worth £175,000. The ground rent is £65 charged once a year. The lease runs out on 21st October 2082

With just 58 years left to run the likely cost is going to range between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other 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.