Having sold my house in Abergele last June but my buyer keeps e-mailing daily to moan that her lawyer needs to hear from mine. What are the post completion sale formalities now that I have sold?

Following your house sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your conveyancer must also confirm that the mortgage has been repaid to the purchasers solicitors. There are no post completion procedures peculiar conveyancing in Abergele.

I am remortgaging my flat in Abergele, does my lawyer need to be on the Nationwide Conveyancing panel?

There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

What will a local search inform me concerning the house my wife and I purchasing in Abergele?

Abergele conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search is essential in every Abergele conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications applicable 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 subject sections.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Abergele is the location of the property. Is there any guidance you can give?

Flying freeholds in Abergele are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Abergele you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abergele may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My husband and I may need to sub-let our Abergele ground floor flat for a while due to taking a sabbatical. We instructed a Abergele conveyancing practice in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

The lease governs relations between the landlord and you the leaseholder; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Abergele do not contain strict prohibition on subletting – such a provision would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I inherited a split level flat in Abergele, conveyancing having been completed in 2012. 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 Abergele with an extended lease are worth £176,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2073

You have 50 years remaining on your lease we estimate the price of your lease extension to be between £31,400 and £36,200 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do 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 you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.