Me and my wife are purchasing a flat in Bridgend. My Conveyancer is not on the bank conveyancing panel. Is it possible for me to use my Bridgend conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?

You have a number of options open to you here

• Carry on with your preferred Bridgend but your mortgage company will undoubtedly use a from their approved list. This will result in additional charges together with potential delay.
• Choose a fresh to act in the purchase, obviously checking they are on the bank conveyancing panel.
• Appeal to your to apply to join the lender panel

I'm buying my first flat in Bridgend with a mortgage from . The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not reveal to my conveyancer about this side-deal as it will put at risk my loan with . 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.

In what way does the Landlord & Tenant Act 1954 affect my business premises in Bridgend and how can you help?

The particular law that you refer to provides security of tenure to commercial lessees, granting the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Bridgend

My step-father has recommend that I use his conveyancers in Bridgend. Should I use them?

Much as we are happy to recommend a Bridgend conveyancing lawyer the best way to find a conveyancing practitioner is to have guidance from friends or family who have previously instructed the firm that you are are thinking of instructing.

I bought a garden flat in Bridgend, conveyancing having been completed 1995. How much will my lease extension cost? Corresponding flats in Bridgend with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 50

With only 50 years remaining on your lease we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as 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 advice on the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.