My wife and I are buying a apartment in Ceredigion. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to put money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am aiming to move property in March. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Ceredigion. Conveyancing firm was found prior to coming across your website.

On the day of completion you can pick up the keys from your selling agent however this should only be done when the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. You will need to tell the removal men that you are ready to move in. We are not in a position to suggest a specific removal organisation but can assist you in locating a conveyancing in Ceredigion or a solicitor that specialises in conveyancing in Ceredigion.

The formalities of my remortgage has taken place for my property in Ceredigion. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I'm purchasing a new build house in Ceredigion with a mortgage from Bank of Ireland. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep told me not to tell my lawyer about this side-deal as it could impact my mortgage with Bank of Ireland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Ceredigion is where the house is located. Is there any guidance you can give?

Flying freeholds in Ceredigion are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ceredigion you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ceredigion may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

In searching the internet for the words cheap conveyancing in Ceredigion it reveals numerous property lawyerslocally. How do I determine which is the suitable property lawyer for me?

The preferential method of finding a suitable conveyancer is through a trusted testimonial, so ask colleagues and those you trust who have acquired a property in Ceredigion or a respected estate agent or financial adviser. Costs for conveyancing in Ceredigion differ, so it's advisable to obtain at least three quotes from varying types of companies. Dont forget to clarify that the fees are fixed.

I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Ceredigion. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Ceredigion ?

Most houses in Ceredigion are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Ceredigion so you should seriously consider looking for a Ceredigion conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your lawyer will appraise you on the various issues.

I invested in buying a basement flat in Ceredigion, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Ceredigion with a long lease are worth £197,000. The ground rent is £55 per annum. The lease terminates on 21st October 2081

With only 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.