We are about to sign contracts for a leasehold flat in Kidwelly. We have hit a snag. Our loan offer with Barnsley Building Society expires on 14/4/2026 but the owners are putting forward a completion date of 16/4/2026. Can one prolong the loan offer?

The best person to address this question is your solicitors who will calculate whether he or she is corresponding with the lender, vendor’s representatives, property agents or conceivably all parties given the circumstances your conveyancing to date.

I purchased a freehold premises in Kidwelly yet charged rent, why is this and what is this?

It is rare for properties in Kidwelly and has limited impact for conveyancing in Kidwelly but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

My lawyer has informed me that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Kidwelly?

The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Halifax and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such insurances.

I happen to be the sole recipient of my late father’s estate and I have everything in my name now, including the my former home in Kidwelly. The Kidwelly property was put into my name in January. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in January. Will no one buy the property for half a year?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many lenders would take a practical view as this requirement primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Kidwelly bank branch on numerous occasions and was informed it wasn't a problem and they would lend. My Kidwelly conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your lawyer must comply with the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My wife and I are intent on selling our home in Kidwelly and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Kidwelly lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Kidwelly. We have lived in Kidwelly for many years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Kidwelly I like with a park and railway links nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Kidwelly suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage that many years may be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.