The solicitor who helped my previous purchase has sent a quote for £1200 for no sale no fee conveyancing in Bangor. I am looking to sell a Victorian property for £250,000. Is this too much? Is it in excess of what I should be paying for conveyancing in Bangor?

The charges are a bit high. Where you are happy to invest time comparing charges you may be able to decrease the fees marginally by perhaps £100 plus VAT. On the other hand, you maycome to regret choosing an an unknown conveyancer. Remember to enquire that the solicitor can act for your lender. You can make use of our search tool to get a quote a Bangor conveyancing company on the banks member panel which can often include conveyancing solicitors in Bangor.

We are buying our first property. Our conveyancing practitioner has messagedto check if we wish to purchase extra conveyancing searches. As novices we have no idea as to what's necessary for conveyancing in Bangor

The scope of Bangor conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your general approach to risk. What is important is that you adequately understand what information the searches could give you. Then you can make a decision if you personally think you need that information. Where you are in doubt, ask your property lawyer to recommend.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, chain free conveyancing. Bangor is where the house is located. What do you suggest?

Flying freeholds in Bangor are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bangor you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bangor may decide 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.

What advice can you give us when it comes to choosing a Bangor conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Bangor conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Bangor conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

What are the legal fees for lease extension conveyancing? If the firm is not ALEP accredited then why not?

Bangor Leasehold Conveyancing - Sample of Queries Prior to buying

The prefered form of lease arrangement is a share of the freehold. In this situation the tenants benefit from control and although a managing agent is usually employed if it is bigger than a house conversion, the managing agent employed by the leaseholders. Please note if it is less than 80 years it will impact the salability of the flat. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth discovering how much this would cost. Remember, in most cases you will be required to have been the owner of the premises for two years before you are entitled to exercise a lease extension. How much is the maintenance charge and ground rent on the property?

The conveyancing solicitors undertaking our conveyancing in Bangor has forwarded papers to review that state the property is unregistered with epitome documents. Why is the property not registred at the Land Registry?

Most property in Bangor is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Bangor conveyancing lawyers should be capable of dealing with such matters but where uncertainty reigns the prevailing recommendation these days seems to be for the current owners to register it first and thereafter sell - this no doubt result in a significant delay.