I am acquiring an apartment in Hay On Wye. My Conveyancer is not listed on the mortgage company conveyancing panel. Is it possible for me to appoint my Hay On Wye conveyancing solicitor notwithstanding that they are not on the lender panel?

Various options include

• Complete the deal with your preferred Hay On Wye but your bank will no doubt use a on their approved panel. This will result in additional charges together with likely frustration.
• Appoint a fresh to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Convince your to attempt to join the bank panel

We hope to to buy with . We have called around locally but am struggling to find a Hay On Wye conveyancing firm on the approved list. Could you help?

Please do take advantage of the find a lender approved solicitor tool on this web page. Pick the building society and type Hay On Wye or your preferred area and you will see a number of lawyer based in Hay On Wye or by proximity to you.

I have today made my last payment due on my mortgage with . I assume I don't need a Hay On Wye on the panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Hay On Wye off the council. I have a mortgage offer with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hay On Wye bank branch on a couple of occasions and was told it wasn't an issue and they will lend. My Hay On Wye conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.

The must follow the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Me and my brother have a semi-detached Victorian house in Hay On Wye. Conveyancing lawyer acted for me and . I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. Is it worth asking 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 Hay On Wye and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the conveyancing.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Hay On Wye is where the house is located. Is there any guidance you can give?

Flying freeholds in Hay On Wye are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hay On Wye you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hay On Wye may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.