I am purchasing a house without a mortgage in Benllech. I have lived for the previous 20 years in Benllech. Conveyancing searches are exorbitant. Given that I know the area and road very well must I have all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Benllech conveyancing searches are non-obligatory. Your conveyancer will try and sway you, perhaps strongly, that you should have searches carried out, but she is duty bound to do this. One thing to bear in mind; if you are intend to sell the house one day, it may be of relevance to your prospective purchaser what the searches reveal. On occasion houses with no practical issues can still throw up unfavourable search results. A good conveyancing solicitor in Benllech will provide you some constructive guidance here.

I am looking to buy a house and require a conveyancing solicitor in Benllech who is on the National Westminster Bank approved. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for National Westminster Bank in certain locations such as Benllech. We dont recommend any particular firm.

I am purchasing my first flat in Benllech with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of extras instead. The sale representative advised me not to tell my lawyer about this deal as it may impact my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the encouragement of my in-laws I had a survey completed on a property in Benllech prior to instructing lawyers. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders tend refuse to give a mortgage on such a house.

It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Benllech. Conveyancing will be smoother if you use a solicitor in Benllech especially if they are accustomed to such properties in Benllech.

I would like to rent out my leasehold apartment in Benllech. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in Benllech do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I invested in buying a split level flat in Benllech, conveyancing having been completed in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Benllech with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2075

With 51 years unexpired the likely cost is going to be between £30,400 and £35,200 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.