My wife and I have recently acquired a property in Powys. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Powys?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Powys. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor fills in a form called a Seller’s Property Information Form. If the information proves to be misleading, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Powys.

I am looking to buy a property and need a conveyancing solicitor in Powys who is on the Lloyds TSB Bank solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Powys. We dont recommend any particular firm.

Should I be suspicious by 3rd parties that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Powys conveyancing practice?

As with many professional services, often input from connections can be most helpful. Nevertheless there are many people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all suggest conveyancers to use. Sometimes the solicitors might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the recommendation. You have the discretion to select your preferred lawyer. Don't forget that most banks operate an approved list of lawyers you have to use for the lender aspect of your home move.

I am in need of some leasehold conveyancing in Powys. Before I set the wheels in motion I want to be sure as to the remaining lease term.

Assuming the lease is recorded at the land registry - and most are in Powys - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Powys Leasehold Conveyancing - Examples of Questions you should consider Prior to buying

Who are the managing agents? Plenty Powys leasehold flats will have a service bill for maintenance of the building set by the freeholder. If you buy the property you will have to meet this amount, normally in instalments during the year. This may vary from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay yearly, this is usually not a significant figure, say approximately £50-£100 but you should to enquire it because occasionally it could be many hundreds of pounds. Is anyone aware of any major works in the near future that could increase the service fees?

Why can I not complete my conveyancing in Powys on Easter Monday?

This is due to the fact that on completion the money needs to be transferred electronically between the banks of the purchaser and seller's conveyancing practitioner and currently this can only take place on a working day. So you can't complete on a weekend either.