AssumingI was to buy a freehold homein Capel Curig for cash and dispense with a survey and no conveyancing searches how much should I expect to to save on my conveyancing in Capel Curig?

The only reduction in fees you would make on is the Capel Curig conveyancing searches. The solicitor still got to do everything else - money laundering, liaising with your vendors property lawyer, stamp duty return, register the title etc. A slight saving might be made by not needing to register a mortgage but it will not be significant.

My home in Capel Curig is up for sale and I have a buyer. Does my lawyer have to be on the Clydesdale conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.

About to purchase a new build apartment in Capel Curig. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Capel Curig

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Capel Curig is where the house is located. What do you suggest?

Flying freeholds in Capel Curig are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Capel Curig you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Capel Curig may ascertain 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 property.

I am on look out for some leasehold conveyancing in Capel Curig. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and almost all are in Capel Curig - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a studio flat in Capel Curig, conveyancing formalities finalised January 2002. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Capel Curig with over 90 years remaining are worth £260,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 2099

With just 74 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.