Me and my fiance are purchasing a 3 bedroom apartment in Caersws with a mortgage. We have a Caersws lawyer, but the mortgage company advise he's not on their "panel". It appears that we have little option but to use one of the mortgage company panel conveyancing practices or keep our Caersws and pay for one of their panel ones to represent them. We consider that this is inequitable; can we not demand that the mortgage company use our Caersws ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Caersws conveyancing lawyer to apply to be on the conveyancing panel.

My nephew is in the process of securing a house that has just been built in Caersws with a mortgage from . His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am assisting my aunt sell her flat in Caersws. Will the conveyancer arrange an EPC or should I organise this?

After the demise of Home Packs, energy assessments was retained a compulsory component of moving house. An EPC should be to hand before the property is marketed. It is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are instructing a Caersws conveyancing lawyer they may be willing to arrange energy assessments given their contacts with reputable local accredited person

I am the single beneficiary of my late mum's will and I have everything in my name alone, including the my former home in Caersws. Conveyancing formalities meant that the Land Registry date was in . I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the house in . Do I have to wait 6 months to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view banks take of it, depend on the bank as this provision chiefly exists to capture subsales or the flipping of property.

I have decided to exercise my right to buy my property in Caersws off the council. I have a mortgage offer with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

My husband and I are new on the property ladder - agreed a price, yet the agent informed us that the seller will only move forward if we instruct the agent's preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor who is familiar with conveyancing in Caersws

We suspect that the seller is not behind this requirement. Should the vendor want ‘a quick sale', alienating a genuine purchaser is likely to cause more damage than good. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you intend to appoint your preferred Caersws conveyancing firm - as opposed tothose that will give the estate agent a referral fee or hit his conveyancing thresholds demanded by senior management.

I am the registered owner of a split level flat in Caersws, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Caersws with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 50

With 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 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 extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.