Are the BSA planning on creating a online directory to list firms on the Melton Mowbray Building Society conveyancing panel for example in Llanwrtyd Wells?

We are not aware of any plans on the part of the BSA to promote such a register.

We are buying a victorian detached house in Llanwrtyd Wells. We would like to convert the garage to an office at the property.Will legal work on the property include enquiries to determine if these works were previously refused?

Your conveyancer will review the registered title as conveyancing in Llanwrtyd Wells will on occasion identify restrictions in the title deeds which prevent certain alterations or necessitated the permission of a 3rd party. Many additions call for local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

We were going to get a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Llanwrtyd Wells solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Llanwrtyd Wells solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Llanwrtyd Wells building society branch on numerous occasions and was advised it wasn't an issue and they will lend. My Llanwrtyd Wells conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the conveyancing practitioner is on the bank approved list, they must comply with the CML Handbook specifications for the 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I bought my house on 7 March and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Llanwrtyd Wells said it would be formalised in less than a month. Are properties in Llanwrtyd Wells particularly slow to register?

As far as conveyancing in Llanwrtyd Wells is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry have to notify any third parties. At present roughly three quarters of such applications are completed in less than three weeks but occasionally there can be protracted delays. Registration is effected once the purchaser is living at the property so 'speed' is not usually top priority but where 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.

My husband and I are a fortnight into a freehold purchase having been recommend to solicitors by the estate agent to perform conveyancing in Llanwrtyd Wells. I am am extremely frustrated with the quality of service. Can you help me find new lawyers?

A lawyer would have to be really bad in order to consider changing them. Has your mortgage been generated? If so you must make them aware of the replacement solicitor and get the mortgage documents are re-sent. Your new conveyancer should be on the lenders approved list to avoid supplemental charges and delays. So that should be your starting point. Our search tool can assist you in finding a lender approved solicitor for your home move in Llanwrtyd Wells

What are your top tips when it comes to appointing a Llanwrtyd Wells conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Llanwrtyd Wells conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Llanwrtyd Wells conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:

Can they put you in touch with clients in Llanwrtyd Wells who can give a testimonial?

I invested in buying a 1st floor flat in Llanwrtyd Wells, 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? Similar properties in Llanwrtyd Wells with over 90 years remaining are worth £201,000. The ground rent is £45 yearly. The lease finishes on 21st October 2090

With only 65 years remaining on your lease we estimate the premium for your lease extension to range between £13,300 and £15,400 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.