I am nearing exchange of contracts for my maisonette in Llandrindod Wells and the EA has just e-mailed to advise that the purchasers are appointing a new property lawyer. The excuse is that the bank will only work with solicitors on their approved list. On what basis would a big named lender only engage with specific law firms rather the firm that they want to select for their conveyancing in Llandrindod Wells ?

UK lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Banks blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.

I am purchasing a property and require a conveyancing solicitor in Llandrindod Wells who is on the solicitor. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as Llandrindod Wells. We dont recommend any particular firm.

I am buying a new build apartment in Llandrindod Wells. 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 are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Llandrindod Wells

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Is it possible to switch firm as I need to retain a firm on the conveyancing panel. I hired a high street conveyancing solicitor in Llandrindod Wells round the corner but the firm is not accepted by

It would be our pleasure to help you select a conveyancing solicitor in Llandrindod Wells on the panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Llandrindod Wells. Using search facility on this site, you can scrutinise charges for conveyancing solicitors in Llandrindod Wells and beyond.

I acquired a 2 bed flat in Llandrindod Wells, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Llandrindod Wells with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 50

You have 50 years unexpired the likely cost is going to be between £36,100 and £41,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.