We have rather assertive sellers who has insisted on a exclusivity agreement with a non-refundable deposit of 5k. Is it wise to enter into such agreements?

This kind of preliminary agreement isn't frequently used in Borth and Talybont, conveyancers will often direct clients away from them as they detract from focusing on the primary focus, namely conveyancing and if you end up having your deposit forfeited then the solicitor is left exposed. In addition, there is no certainty that just because the proprietor has entered into a lock out contract they will sell to you. They may be in contravention of the contract if they receive a large enough financial inducement to do so because a wronged buyer with the benefit of a lockout agreement will still be duty bound to show losses as a consequence of the breach and these may not equalise the financial upside that your seller may obtain by breaching the contract, no matter how morally shameful it undoubtedly is.

I am currently in the process of buying my council flat in Borth and Talybont. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

I have a mortgage with Co-operative for my property in Borth and Talybont. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?

Co-operative must be informed of your intention prior to renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel lawyer.

Intending to buy a apartment in Borth and Talybont. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Borth and Talybont conveyancer is on the Santander conveyancing panel.

What will a local search tell me concerning the house we're purchasing in Borth and Talybont?

Borth and Talybont conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search plays a central role in many a Borth and Talybont conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.

Having checked my lease I have discovered that there are only 72 years remaining on my flat in Borth and Talybont. I am keen to get lease extension but my landlord is missing. What options are available to me?

On the basis that 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 mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to track down the freeholder. For most situations a specialist would be useful to carry out a search and prepare a report which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court covering Borth and Talybont.

I bought a split level flat in Borth and Talybont, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Borth and Talybont with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2084

With only 60 years left to run the likely cost is going to be between £20,000 and £23,000 as well as professional fees.

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 in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

I am buying a maisonette and cash is in place. My solicitor has been given with two distinct proof of photo ID, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer acknowledging that the funds are in place and that it has come from inheritance and not selling fake watches.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Borth and Talybont conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.