My wife and I are acquiring a maisonette in Powys. My Solicitor is not listed on the bank solicitor list. Can I still appoint my Powys conveyancing solicitor even though they are excluded from the bank list of approved lawyers?

You have numerous options open to you here

• Carry on with your preferred Powys conveyancer but your bank will undoubtedly instruct a lawyer on their approved list. This will result in additional charges and potential delay.
• Get a new conveyancer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
• Appeal to your conveyancing practitioner to attempt to join the mortgage company panel

Will our lawyer be asking questions about flooding as part of the conveyancing in Powys.

Flooding is a growing risk for solicitors dealing with homes in Powys. There are those who acquire a house in Powys, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, but there are a various checks that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Powys. The standard completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to discover if the premises has ever been flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer could issue a legal claim for losses stemming from an misleading reply. A buyer’s conveyancers will also conduct an enviro search. This will reveal if there is a recorded flood risk. If so, further inquiries should be made.

The estate agent has sent us the confirmation of our purchase of a new build flat in Powys. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Powys

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared.

Over the last few months I have been searching for a flat up to £245,000 and found one close by in Powys I like with a park and transport links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Powys in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan that many years may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

Been on the hunt for a property lawyer for leasehold sale conveyancing in Powys. We are selling, uncomplicated no mortgage to discharge, no rush, no onward purchase. Got an estimate from a lawyer for a thousand pounds including VAT which is a little steep given that its so straightforward. Can I pay less for conveyancing in Powys?

Given that it’s a sale only, £500 + VAT is likely to be about the lowest for sale conveyancing in Powys.