Having been told to check out your service we were about to appoint conveyancing solicitor in Beaumaris listed using your search tool but stumbled across some other estimates via the web seem less pricey – how come?

There are numerous websites advertising alleged cut-price conveyancing, but extrafees result in the final invoice markedly uplifted. Conveyancers are obliged to make sure that costs outlined in terms and conditions should be equitable invoiced The law firms that we put forward for conveyancing in Beaumaris clearly state all charges for a domestic conveyancing case.

Me and my brother own a semi-detached Edwardian property in Beaumaris. Conveyancing lawyer acted for me and Britannia. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the matching address. Is it worth asking Britannia to clarify?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Beaumaris and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing lawyer who carried out the work.

Given that I am about to spend 450k on a garden flat in Beaumaris I wish to have a conversation with the lawyer about myhome move ahead of instructing the firm. Can this be arranged?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your conveyancing in Beaumaris.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Beaumaris should be the amount on the final invoice that you are charged.

What are the common defects that you come across in leases for Beaumaris properties?

Leasehold conveyancing in Beaumaris is not unique. All leases are unique and drafting errors can sometimes mean that certain provisions are not included. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

You will have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Barnsley Building Society, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the buyer to pull out.

I bought a garden flat in Beaumaris, conveyancing having been completed 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Beaumaris with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2071

With only 51 years left to run we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

I have today had an offer accepted on an apartment in Beaumaris and the broker that we are using suggested his conveyancer. He quoted nine hundred pounds including VAT and disbursements. Does this sound like a good deal?

Don't just go on one estimate. You should seek like-for-like quotes for your conveyancing in Beaumaris. Then choose one that you are comfortable with and crucially, is on the approved panel of the bank that you are sourcing your mortgage from.