We are planning to buy a 3 bedroom flat in Gilwern with a mortgage. We like our Gilwern conveyancer, however the lender says she’s not on their "panel". It appears that we have little option but to use one of the bank panel firms or retain our Gilwern property lawyer and pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Gilwern conveyancing solicitor to apply to be on the conveyancing panel.

I got the keys to my home on 4 May and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Gilwern said it should be recorded inside ten days. Are properties in Gilwern uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Gilwern registration formalities. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. As of today approximately 80% of such applications are fully dealt with within 12 days but some can be subject to extensive hold-ups. Historically registration occurs once the purchaser has moved in to the property so an expedited registration is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Gilwern is where the house is located. What do you suggest?

Flying freeholds in Gilwern are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gilwern you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gilwern 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 property.

We are 17 days into a residential purchase having been recommend to conveyancers by the selling agent to execute conveyancing in Gilwern. We are not happy. Could you you assist me in finding new lawyers?

A solicitor would have to be very bad in order to consider diss instructing them. Has the mortgage offer been generated? In the event that it has you will need to inform them of the new contact details and have the loan are re-sent. Your new conveyancer needs to be on the banks approved list to avoid escalating costs and delays. So that should be your starting point. The search tool should help you find a lender approved solicitor for your home move in Gilwern

Having had my offer accepted I require leasehold conveyancing in Gilwern. Before I get started I require certainty as to the number of years remaining on the lease.

If the lease is registered - and most are in Gilwern - 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 basement flat in Gilwern, conveyancing was carried out 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? Corresponding properties in Gilwern with a long lease are worth £190,000. The ground rent is £45 per annum. The lease expires on 21st October 2087

With 62 years unexpired we estimate the premium for your lease extension to range between £17,100 and £19,800 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 cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.