We are getting a further advance on our home loan from Kent Reliance as we want to conduct improvements to our home in Bodelwyddan. Are we obliged to select a local Bodelwyddan solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?

Kent Reliance do not ordinarily require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.

My husband and I are at the point of looking at apartments in Bodelwyddan and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this point? I will be getting a mortgage with Leeds Building Society.

It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are seeking a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.

I can not work out if my lender requires a lease extension. I have called my Bodelwyddan bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Bodelwyddan conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your property lawyer must follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

About to purchase a new build apartment in Bodelwyddan. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Bodelwyddan

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

In scouring the world wide web for the words cheap conveyancing in Bodelwyddan it reveals numerous solicitorsin the area. How do I determine which is the right conveyancer for the sale of my house?

The preferential method of seeking the right conveyancer is through a personal testimonial, so seek the counsel of colleagues and those you trust who have acquired a property in Bodelwyddan or the respected estate agent or mortgage broker. Charges for conveyancing in Bodelwyddan vary, so it's advisable to obtain at least three fee estimates from different property lawyers. Dont forget to clarify what costs in the quote includes.

I have recently realised that I have 72 years unexpired on my lease in Bodelwyddan. I need to extend my lease but my landlord is missing. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the landlord. For most situations an enquiry agent should be useful to conduct investigations and prepare an expert document to be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Bodelwyddan.

I own a split level flat in Bodelwyddan, conveyancing having been completed December 2000. Can you work out an approximate cost of a lease extension? Equivalent flats in Bodelwyddan with over 90 years remaining are worth £175,000. The ground rent is £65 invoiced every year. The lease ends on 21st October 2081

You have 58 years unexpired we estimate the price of your lease extension to be between £23,800 and £27,400 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

When it comes to my conveyancing in Bodelwyddan should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Bodelwyddan conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.