My wife and I are hoping to buy a home in Borth Y Gest and have appointed a Borth Y Gest conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Britannia have this afternoon contacted us to advise us that they have now hit a problem as our Borth Y Gest conveyancer is not on their conveyancing panel. Please explain?
If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' solicitors 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 property lawyer 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 don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Borth Y Gest solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
Last June we completed a house move in Borth Y Gest. We have noticed several problems with the house which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been ordered for conveyancing in Borth Y Gest?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Borth Y Gest. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a seller fills in a form referred to as a SPIF. answers is incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Borth Y Gest.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Borth Y Gest. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 17/9/2025, the requirements read as follows :
I am looking for a ground for flat up to £305k and found one round the corner in Borth Y Gest I like with open areas and station in the vicinity, however it only has 49 remaining years left on the lease. There is not much else in Borth Y Gest in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
I today plan to offer on a house that seems to be perfect, at a great figure which is making it more attractive. I have just been informed that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Borth Y Gest. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Borth Y Gest ?
The majority of houses in Borth Y Gest are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Borth Y Gest so you should seriously consider looking for a Borth Y Gest conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should appraise you on the various issues.
I inherited a garden flat in Borth Y Gest, conveyancing formalities finalised 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Borth Y Gest with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2085
With 60 years left to run we estimate the price of your lease extension to range between £20,000 and £23,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
How and when do I cover the costs of the Stamp Duty Land Tax due for my conveyancing in Borth Y Gest?
Most conveyancing practitioners will fill out a stamp duty return on your behalf during your Borth Y Gest conveyancing transaction for signature. On completion your lawyer will submit the STL Return Form to the Tax Authorities and - assuming they have the money - settle any land tax liability on your behalf.