I am nearing exchange of contracts for my apartment in Pentre Halkyn and the EA has just called to say that the purchasers are swapping law firm. The reason given is that the mortgage company will only engage with property lawyers on their approved list. Why would a big named mortgage company only engage with certain law firms rather the firm that they want to appoint to handle their conveyancing in Pentre Halkyn ?

Banks have always had panels of law firms that can act for them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lending institutions attribute this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.

How up to date is your search tool for Pentre Halkyn conveyancing solicitors on the TSB conveyancing panel? Do TSB send you an updated list?

Pentre Halkyn conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.

I'm the sole beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Pentre Halkyn. The Pentre Halkyn property was put into my name in June. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in June. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges 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. Some lenders would take a practical view as this provision primarily exists to identify subsales or the wholesaling and assigning of property.

After weeks of negotiation I have agreed a price on a house in Pentre Halkyn. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £225. A few days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pentre Halkyn solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pentre Halkyn postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Pentre Halkyn.

I am buying a new build flat in Pentre Halkyn. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Pentre Halkyn

Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Looking forward to sign contracts shortly on a ground floor flat in Pentre Halkyn. Conveyancing lawyers have said that they are sending me a report next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Pentre Halkyn should include some of the following:

Does the lease prohibit wood flooring? Defining your rights in respect of the communal areas in the building.E.G., does the lease provide for a right of way over a path or hallways? Alterations to the property What options are available to the landlord where you are in breach of your lease terms? Are you allowed to have a pet in the flat?

I acquired a 1 bedroom flat in Pentre Halkyn, conveyancing was carried out in 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Pentre Halkyn with an extended lease are worth £265,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2101

With just 76 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs 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 taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.