My apartment in Mid Wales is up for sale and I have a buyer. Does my have to be on the conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Mid Wales is the location of the property. Is there any advice you can give?

Flying freeholds in Mid Wales are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mid Wales you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mid Wales may determine 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.

Should I be wary by 3rd parties that I am dealing with are suggesting an online conveyancing firm rather than a High Street Mid Wales conveyancing firm?

As is the case with lots of service providers, often recommendations from family and friends can be extremely useful or valuable. But there are many players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward solicitors to choose. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the endorsement. You have the right to choose your preferred lawyer. You need to be aware that most lenders specify a panel list of solicitors you are obliged to use for the mortgage related work in your transaction.

In surfing the web for the phrase on line conveyancing in Mid Wales it shows results of many property lawyersin the area. With so much choice what is the best way to find the right solicitor for me?

The best way of seeking a suitable conveyancer is via trusted testimonial, so ask colleagues and those you trust who have acquired a property in Mid Wales or a reputable estate agent or financial adviser. Costs for conveyancing in Mid Wales differ, so it's a good idea to obtain at least four estimates from varying types of property lawyers. Make sure that you clarify that the fees are fixed.

I invested in buying a split level flat in Mid Wales, conveyancing having been completed 3 years ago. How much will my lease extension cost? Corresponding flats in Mid Wales with an extended lease are worth £165,000. The ground rent is £45 levied per year. The lease runs out on 21st October 50

With 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 plus 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 extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.