My partner and I are hoping to purchase a house in Trefnant and are in fact using a Trefnant conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Halifax have this evening contacted us to advise us that they have now hit a problem as our Trefnant solicitor is not on their approved list of lawyers. Please explain?

When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Trefnant solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

My property lawyer in Trefnant is not on the Yorkshire Building Society Approved Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the Yorkshire Building Society approved list?

The limited options open to you here include:

1. Complete the purchase with your existing Trefnant solicitors but Yorkshire Building Society will need to use a solicitor on their panel. This will result in additional overall legal charges and result in delays.
2. Choose a new lawyer to to deal with the purchase, not forgetting to check they are Yorkshire Building Society approved.
3. Persuade your Yorkshire Building Society based solicitor to try to join the Yorkshire Building Society panel

I am buying a new build flat in Trefnant. Conveyancing is necessary evil 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 legal work.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Trefnant

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am looking for a ground for flat up to £245,000 and identified one near me in Trefnant I like with amenity areas and transport links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Trefnant suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage the shortness of the lease may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have just discovered that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Trefnant. Conveyancing advisers have are about to be appointed. Will they explain the issues?

The majority of houses in Trefnant are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Trefnant so you should seriously consider shopping around for a Trefnant conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your solicitor should appraise you on the various issues.

I am the registered owner of a ground floor flat in Trefnant, conveyancing was carried out September 2001. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Trefnant with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2086

With 63 years unexpired we estimate the price of your lease extension to range between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.