Am I correct in assuming that the fact that my conveyancer in Trefnant is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Trefnant conveyancing firm and ask them why they are no longer on the approved list for your bank.

My relative advised me that where I am buying in Trefnant I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Trefnant conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Trefnant around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Trefnant Education with maps and statistics, Local Amenities and other useful data regarding Trefnant.

I am purchasing my first flat in Trefnant with the aid of help to buy. The sellers refused to budge the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my conveyancer about this extras as it may affect my loan with Britannia. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

We're first time buyers - had an offer accepted, but the agent informed us that the owners will only go ahead if we instruct their preferred conveyancers as they are insisting on an ‘expedited deal’. We would rather use a high street solicitor used to conveyancing in Trefnant

It is highly unlikely the sellers are driving this. Should the owner desire ‘a quick sale', turning down a genuine buyer is counter productive. Speak to the owners direct and make sure they comprehend that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Trefnant conveyancing solicitors - not the ones that will provide their estate agent a kickback or achieve conveyancing targets pre-set by corporate headquarters.

Having had my offer accepted I require leasehold conveyancing in Trefnant. Before I get started I would like to find out the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Trefnant - 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.

I am the registered owner of a 2 bed flat in Trefnant, conveyancing having been completed in 2010. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Trefnant with an extended lease are worth £227,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2096

With only 72 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.