Can you help - my lawyer says that breach of easement insurance is required on my purchase. What is the level of cover for Colwyn Bay conveyancing?

The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

I happen to be the single recipient of my late father’s estate with all property in now in my sole name, including the my former home in Colwyn Bay. The Colwyn Bay property was put into my name in September. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in September. Do I have to wait 6 months to sell?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view mortgage companies take of it, depend on the lender as this provision primarily exists to identify subsales or the quick reselling of property.

UBS have agreed my home loan in principle, my offer on a apartment in Colwyn Bay has been agreed to, what are the next steps?

Your estate agent will want to be informed of your lawyer's details (ensure that the conveyancing practitioners are on the bank’s approved list). Call up UBS or your financial adviser and finalise any outstanding forms. UBS will instruct a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. UBS will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Colwyn Bay.

I completed on my home on 14 July and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Colwyn Bay advises it would be formalised inside ten days. Are properties in Colwyn Bay uniquely lengthy to register?

As far as conveyancing in Colwyn Bay is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can differ depending on the party submitting the application, whether there are errors and if the Land registry need to notify any other parties. At present roughly three quarters of such applications are fully addressed within two weeks but some can be subject to longer delays. Historically registration occurs after the new owner has moved in to the premises therefore post completion formalities is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.

I am looking for a leasehold apartment up to £245,000 and identified one near me in Colwyn Bay I like with amenity areas and railway links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Colwyn Bay suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

In my capacity as executor for the estate of my grandmother I am disposing of a residence in Monmouth but reside in Colwyn Bay. My solicitor (based 300 miles from mehas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Colwyn Bay who can attest and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are based in Colwyn Bay

We have been advised by numerous family members that it should take 6-8 weeks for Colwyn Bay conveyancing to complete.This was 3 ago. The paperwork was only received to my lawyer a few days ago so now does it countdown?

There is no definitive time frame for conveyancing in Colwyn Bay. Conveyancing is subject to too much unpredictabilities. Colwyn Bay conveyancing searches alone could take up to month to arrive.