We see that you have a search directory listing law firms on the Kent Reliance conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Bala?

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

I am purchasing a new build flat in Bala. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Bala you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Bala.

What is the difference between a licensed conveyancer and conveyancing solicitor in Bala

There are two types of lawyers who can do conveyancing in Bala namely CLC regulated conveyancers or solicitors. The two can handle the legal services that required to complete the disposal or acquisition of property. Both are duty bound to handle Bala conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that the requirements and procedures will be appropriately taken.

I have paid off my mortgage with Coventry BS. I assume I don't need a Bala conveyancing practitioner on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

After weeks of negotiation I have agreed a price on an apartment in Bala. My financial adviser suggested a solicitor. I paid an on account payment of £200. Soon after, the solicitor called me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My husband and I are first time buyers - had an offer accepted, yet the agent informed us that the owners will only proceed if we use the agent's preferred conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Bala

It is highly unlikely the sellers are behind this. Should the vendor require ‘a quick sale', turning down a genuine buyer is counter productive. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your preferred Bala conveyancing firm - as opposed tothose that will provide their negotiator at the agency a commission or hit his conveyancing figures demanded by senior management.

Last April I purchased a leasehold property in Bala. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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 split level flat in Bala, conveyancing formalities finalised February 1998. 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 flats in Bala with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2094

You have 69 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. 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 based on this information without first seeking the advice of a professional.