I am obtaining a mortgage with Lloyds. I hope to use a Licensed Conveyancer in Brecon. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Brecon. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 7/2/2026, the requirements read as follows :
I am downsizing from our house in Brecon and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Brecon conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Brecon. We have lived in Brecon for many years we know that this is a non issue. Should we contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Brecon is the location of the property. Can you offer any assistance?
Flying freeholds in Brecon are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brecon you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brecon may determine 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.
Is it possible to swap conveyancer as I need to appoint a firm on the Alliance & Leicester conveyancing panel. I was using a high street conveyancing solicitor in Brecon round the corner but she is not approved by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Brecon on the Alliance & Leicester panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Brecon. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Brecon.
I am attracted to a couple of flats in Brecon both have in the region of 50 years left on the lease term. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Brecon is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the value of the property. For most buyers and lenders, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Brecon conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Brecon Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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What is the yearly maintenance fee and ground rent? Where a Brecon lease has less than eighty years it will affect the value of the property. It is worth checking with your bank that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth finding out what this will be. For most Breconlease extensions you would need to own the residence for 24 months before you are entitled to extend the lease.