I plan on buying a flat in Dinas Powys. My Conveyancer is not listed on the bank approved panel. Can I still continue with my Dinas Powys conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?

You have a couple of options available to you here

• Complete the purchase with your chosen Dinas Powys but your lender will undoubtedly instruct a on their conveyancing panel. This will result in additional charges together with probable delay.
• Choose a fresh to act in the purchase, making sure they are on the lender conveyancing panel.
• Appeal to your to attempt to join the bank panel

The Dinas Powys conveyancing firm handling our Dinas Powys conveyancing has identified a difference when comparing the assumptions in the valuation report and what is in the title deeds. My solicitor has advised that he is obliged to check that the lender is with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?

Your must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

What will a local search inform me about the property I am buying in Dinas Powys?

Dinas Powys conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search is essential in every Dinas Powys conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

It has been 4 months since my purchase conveyancing in Dinas Powys concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am intending to let out my leasehold apartment in Dinas Powys. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Even though your previous Dinas Powys conveyancing solicitor is not around you can check your lease to see if it allows you to sublet the property. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you are obliged to obtain permission from your landlord or other appropriate person before subletting. The net result is you not allowed to sublet in the absence of prior permission. Such consent must not not be unreasonably turned down. If the lease does not allow you to sublet you should ask your landlord for their consent.

I am the registered owner of a 2 bed flat in Dinas Powys, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Dinas Powys with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 50

With 50 years unexpired we estimate the price of your lease extension to range between £36,100 and £41,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.