Me and my partner are acquiring a flat in Presteigne. My Conveyancer is not on the bank approved panel. Can I still appoint my Presteigne conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?

You must have a conveyancer to complete the legal work required when you require a loan to purchase your home. They will carry out all the relevant due diligence on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. One could select a Presteigne lawyer of your choice. Nevertheless, where the solicitor appointed is not a member of the mortgage company conveyancing panel additional costs will be levied as separate legal representation will be required by them. Bank panel applications can be submitted, so if your lawyer has not in the past sought membership they should do so.

Finally the sale completed on my house in Presteigne last April but the buyer keeps Skype messaging every few hours complaining that their solicitor is waiting to hear from myconveyancer. What are the post completion sale formalities now that I have sold?

Following your disposal your solicitor should send the transfer deeds and all of the paperwork to the buyer’s conveyancer. If applicable, your solicitor must also evidence that the mortgage has been paid off to the purchasers conveyancers. There are no post completion steps specific conveyancing in Presteigne.

I purchased a semi-detached Edwardian property in Presteigne. Conveyancing lawyer acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching property. Is it worth asking The Mortgage Works to clarify?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Presteigne and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.

I am purchasing a new build house in Presteigne with a loan from Santander. The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my solicitor about the side-deal as it would impact my mortgage with Santander. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Presteigne I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Presteigne suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a mortgage the shortness of the lease may be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.