I have just been advised by my broker that my Kidwelly solicitor is not on the mortgage company Conveyancing panel. How can I be certain whether this is indeed the case?

The first thing you need to do is to contact your Kidwelly conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they may recommend you to a Kidwelly conveyancing practice that is on the conveyancing panel for your lender.

All was ready to move into my new home in Kidwelly next Tuesday. My solicitor now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not unique to conveyancing in Kidwelly.

Can you help - my lawyer advises that missing deeds insurance is necessary on my purchase. What is the level of cover for Kidwelly conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such policies.

When it comes to mortgage companies such as Virgin Money, do Kidwelly solicitors incur an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Kidwelly bank branch on various occasions and was told it wasn't an issue and they would lend. My Kidwelly conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.

Your lawyer has to follow the CML Handbook section two requirements 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Kidwelly I like with a park and station in the vicinity, however it's only got 49 years unexpired on the lease. There is not much else in Kidwelly in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you require a home loan the remaining unexpired lease term will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

I note that you have a post code search directory identifying law firms on the bank conveyancing panel. Do Kidwelly conveyancing companies pay you a commission if I instruct them for my own house purchase?

We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Kidwelly.