My wife and I buying a detached bungalow in Blaenau Ffestiniog. Our aim is to carry out an extension to the side at the house.Will the conveyancing process include enquiries to see if these works were previously refused?

Your conveyancer should check the registered title as conveyancing in Blaenau Ffestiniog can on occasion reveal restrictions in the title deeds which restrict certain alterations or necessitated the consent of a 3rd party. Certain extensions require local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.

I am purchasing a property in Blaenau Ffestiniog. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?

As you are obtaining a mortgage with Barclays your lawyer must follow the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Blaenau Ffestiniog.

Completion of my purchase has taken place for my property in Blaenau Ffestiniog. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Blaenau Ffestiniog? or I am told that there is a law dating back centuries that means some owners of property living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Blaenau Ffestiniog?

Unless a prior purchase of the property took place after 12 October 2013 you could take it that conveyancing practitioners conducting conveyancing in Blaenau Ffestiniog to continue to advocate a chancel search and or insurance against a claim.

Me and my brother have a 4 bedroom Victorian property in Blaenau Ffestiniog. Conveyancing lawyer represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blaenau Ffestiniog and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who completed the work.

I am buying a new build house in Blaenau Ffestiniog with the aid of help to buy. The developers would not reduce the amount so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my lawyer about the deal as it will adversely affect my mortgage with Leeds Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Expecting to sign contracts shortly on a garden flat in Blaenau Ffestiniog. Conveyancing lawyers assured me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Blaenau Ffestiniog should include some of the following:

You need to be told what counts as a Nuisance in the lease Details of the parties to the lease, e.g. these could be the lessee, head lessor, freeholder Does the lease prevent you from renting out the property, or having a home office for business You should be sent a copy of the lease Responsibility to repair and maintain the main walls and foundations. It is important that you know who is liable for the repair and maintenance of every part of the building

I invested in buying a 1 bedroom flat in Blaenau Ffestiniog, conveyancing was carried out 7 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? Comparable properties in Blaenau Ffestiniog with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2076

With only 52 years left to run the likely cost is going to be between £29,500 and £34,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.