Our lender has recommended a law firm on their panel based in Llanidloes but I would rather choose a conveyancing lawyer in Llanidloes local to me. Can you help?

Far from all Llanidloes conveyancing practices are approved and listed on all banks conveyancing panel. Do make the most of our find an approved solicitor tool to locate a Llanidloes conveyancing conveyancer on the on the lender panel.

I have a mortgage with Lloyds for my property in Llanidloes. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?

You must advise Lloyds before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.

The formalities of my remortgage has taken place for my property in Llanidloes. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I can not fathom if my lender requires a lease extension. I have called into my local Llanidloes bank branch on various occasions and was informed it wasn't an issue and they will lend. My Llanidloes conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their specific requirements. I simply don't know who is right.

Your solicitor has to follow the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

We are selling our property in Llanidloes and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Llanidloes. Having lived in Llanidloes for 5 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should 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 ailment)

It has been five months since my purchase conveyancing in Llanidloes completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am short of a 10% deposit on my house purchase in Llanidloes , but I am keen proceed. What can I do?

One option is to try and agree a lesser deposit. Most sellers will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment