I am getting a mortgage offer from Santander. My intention is to enlist the help of a Licensed Conveyancer in Llandovery. Does the Santander Conveyancing panel exclude Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Is there a reason why leasehold purchase conveyancing in Llandovery is more expensive?

Llandovery leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to use a Llandovery based conveyancing firm?

Do check but the the probability is that appoint one of their panel lawyers should you take up the "fee-free" deal. Call the bank and see if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Llandovery.

How straightforward is it to use the search tool to select a conveyancing solicitor in Llandovery on the panel for my lender?

Step one is to choose a bank such as Accord Mortgages Ltd, Barnsley Building Society or Clydesdale then type in your location for instance Llandovery. Conveyancing firms in Llandovery and further afield will then be shown.

I’m about to sell my basement flat in Llandovery. Conveyancing solicitors are to be appointed soon, but I have just received a quarterly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal as all rents and service charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am the registered owner of a garden flat in Llandovery, conveyancing formalities finalised in 2002. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Llandovery with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2090

With 66 years remaining on your lease the likely cost is going to range between £11,400 and £13,200 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 comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues 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 getting professional advice.