We opted for a local firm for our conveyancing in Betws Y Coed today. Looking through the fine print I notewe are on the hook for charges even if our purchase aborts. Should I go with them or select an internet firm promising no move no charge conveyancing in Betws Y Coed?

Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to offset the transactions that do not proceed. You should be mindful that these deals rarely protect you from outlay for example Betws Y Coed conveyancing search fees.

We are about to exchange contracts for a freehold house in Betws Y Coed. We encountered a stumbling block. Our mortgage offer with Yorkshire Building Society expires on 5/7/2024 but the owners are insisting on a completion date of 9/7/2024. Is it possible to prolong the loan expiry date?

The person best placed to deal with your question is your lawyer who should assess whether they corresponding with the lender, owner’s representatives, estate agents or possibly all parties taking into account what has happend in your transaction to date.

I purchased a freehold house in Betws Y Coed but still charged rent, why is this and what is this?

It’s unusual for properties in Betws Y Coed and has limited impact for conveyancing in Betws Y Coed but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

Given that I will soon part with 450k on a house in Betws Y Coed I wish to talk to a solicitor concerning thehome move before appointing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your conveyancing in Betws Y Coed.There is no ‘factory style conveyancing’ - each client is an important individual, not a case number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Betws Y Coed should be the figure that you end up paying.

I only have 62 years left on my flat in Betws Y Coed. I need to get lease extension but my landlord is absent. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to locate the landlord. In some cases a specialist may be helpful to carry out a search and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Betws Y Coed.

Leasehold Conveyancing in Betws Y Coed - Sample of Queries before buying

Are any of leasehold owners in arrears of their service charge payments? Please tell me if there are any major works in the near future that will increase the maintenance charges? Please note if it is no more than eighty years it will affect the marketability of the property. It is worth checking with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will need to own the premises for two years in order to be entitled to extend the lease.