Our Abergele conveyancer has identified an inconsistency when comparing the information in the home valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach appropriate?

Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

We see that you have a post code search directory listing solicitors on the Principality conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Abergele?

We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Abergele.

How does conveyancing in Abergele differ for newly converted properties?

Most buyers of new build residence in Abergele approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because developers in Abergele usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Abergele or who has acted in the same development.

I am using a search engine for the term cheap conveyancing in Abergele it reveals numerous property lawyersin the area. With so much choice what is the best way to find the suitable conveyancer for purchase transaction?

The best method of seeking a suitable conveyancer is via personal referral, so enquire of friends and family who have acquired a property in Abergele or the respected estate agent or financial adviser. Charges for conveyancing in Abergele vary, so it's a good idea to secure a minimum of three fee estimates from different law firms. Be sure to seek confirmation what costs in the quote includes.

Last January I purchased a leasehold flat in Abergele. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a ground floor flat in Abergele, conveyancing was carried out 3 years ago. How much will my lease extension cost? Equivalent flats in Abergele with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2076

With just 52 years left to run the likely cost is going to be between £29,500 and £34,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.