We are buying a property and need a conveyancing solicitor in Nefyn who is on the Coventry BS conveyancing panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Nefyn.

We are getting a further advance on our home loan from HSBC as we intend to conduct a loft conversion to our property in Nefyn. Do we need to appoint a bricks and mortar Nefyn solicitor on the HSBC conveyancing panel to handle the paperwork?

HSBC do not ordinarily require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.

We expect to receive a AIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Nefyn solicitors on the Clydesdale conveyancing panel, or is it better to go independently?

You will need to appoint Nefyn solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

I have instructed a Nefyn property lawyer having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Nefyn postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Nefyn.

A relative recommended that if I am purchasing in Nefyn I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes included in the estimate for your Nefyn conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Nefyn around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Nefyn Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Nefyn Education with maps and statistics, Local Amenities and other useful data regarding Nefyn.

It has been 3 months since my purchase conveyancing in Nefyn completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I’m about to sell my 2 bed flat in Nefyn. Conveyancing has not commenced, but I have recently had a half-yearly maintenance charge invoice – Do I pay up?

The sensible thing to do is discharge the maintenance contribution as you normally would as all rents and maintenance charges will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a studio flat in Nefyn, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar properties in Nefyn with a long lease are worth £191,000. The ground rent is £55 yearly. The lease ceases on 21st October 2078

With only 54 years left to run we estimate the premium for your lease extension to range between £32,300 and £37,400 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to 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.