I am looking to buy a flat and require a conveyancing solicitor in Pwllheli who is on the Nottingham Building Society conveyancing. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nottingham Building Society in certain locations such as Pwllheli. We dont recommend any particular firm.

Forgive me if this question is silly but I am unexperienced as a first time buyer of a ground floor flat in Pwllheli. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Pwllheli?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.

A relative advised me that in buying a property in Pwllheli there could be various restrictions prohibiting external changes to the property. Is this right?

We are aware of a number of properties in Pwllheli which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Pwllheli should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Pwllheli lawyer on the TSB panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

The Land Registry will send you a letter confirming that your TSB mortgage has been paid off.

The deeds to our property are lost. The lawyers who dealt with the conveyancing in Pwllheli 10 years ago have long since closed. Will I be able to sell the house?

As long as the title is registered the information relating to your ownership will be held by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, find your house and obtain current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

If all goes to plan we aim to complete the disposal of our £400,000 flat in Pwllheli in 5 days. The management company has quoted £372 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Pwllheli?

Pwllheli conveyancing on leasehold maisonettes usually results in administration charges raised by freeholders :

Answering pre-exchange enquiries Where consent is required before sale in Pwllheli Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Pwllheli leasehold premises is £350. For Pwllheli conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I invested in buying a split level flat in Pwllheli, conveyancing having been completed in 1999. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Pwllheli with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2074

With only 50 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

I am looking to sell a parking space which is on a separate legal title at HMLR and hope to get 30k, to clear debts. There is a mortgage with Leeds Building Society. Please can you refer me to an inexpensive lawyer as the standard £600-£700 diminishes the return somewhat. Although I live in Pwllheli I dont have to appoint a Pwllheli solicitor.

The purpose of this site is restricted to being a directory service for conveyancers who wish to be listed as being on the approved conveyancing panel for Leeds Building Society in certain locations for example Pwllheli . Our intention is not to recommend any specific solicitor.