I have given 2 months notice to my existing landlord and have to leave my let out property in Morfa Nefyn by 26/6/2024. Conveyancing for my house purchase is underway. Is it possible to complete in a couple of weeks as I wish to avoid having to find temporary accommodation?

Generally one should not serve notice for your tenancy unless you have exchanged. If you have not previously done so, update to your lawyer and ask them to they apply pressure on the sellers solicitors, try to an acceptable time-line that everyone will look towards

I just bought a flat at auction in Morfa Nefyn. Conveyancing is necessary. What is next?

Now that you have legally bound yourself to purchase you now have to choose a conveyancing practitioner as a matter of urgency as you are faced with a fast approaching a drop dead date to complete the purchase. An auction property will ordinarily have an associated legal set of papers. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must pass this on to the lawyer instructed by you ASAP. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

I am being told by my conveyancer that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Morfa Nefyn conveyancing?

The appropriate level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

Completion of my purchase has taken place for my property in Morfa Nefyn. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Taking into account that I will soon spend hundreds of thousands of pounds on a two bedroom apartment in Morfa Nefyn I wish to talk to a lawyer concerning thehome move prior to giving the go ahead to 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 first talking to the solicitor due to be conducting your conveyancing in Morfa Nefyn.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Morfa Nefyn should be the amount on the final invoice that you are charged.

We're novice buyers - had an offer accepted, but the selling agent advised that the owners will only issue a contract if we instruct the agent's preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Morfa Nefyn

It is improbable the owners are driving this. Should the seller desire ‘a quick sale', turning down a genuine buyer is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Morfa Nefyn conveyancing lawyers - not the ones that will give their negotiator at the agency a kickback or hit his conveyancing figures set by HQ.

Back In 2008, I bought a leasehold house in Morfa Nefyn. Conveyancing and Norwich and Peterborough Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Morfa Nefyn who acted for me is not around. Do I pay?

The first thing you should do is contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Morfa Nefyn conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a 1 bedroom flat in Morfa Nefyn, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Morfa Nefyn with an extended lease are worth £186,000. The ground rent is £55 charged once a year. The lease runs out on 21st October 2076

You have 52 years unexpired the likely cost is going to range between £29,500 and £34,000 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.