We are about to exchange contracts for a semi detached house in Colwyn Bay. We encountered a problem. Our loan offer with Birmingham Midshires expires on 17/12/2025 but the vendors are suggesting a completion date of 19/12/2025. Is it possible to extend the loan expiry date?

The best person to deal with your concern is your solicitors who should calculate if he or she is better off negotiating with the bank, vendor’s conveyancers, property agents or indeed all three based on what has gone on in your house move as of today.

I had intended to instruct a conveyancing solicitor in Colwyn Bay for our house move. Our broker informed us that our mortgage lenders HSBC Bank won't deal with them. Why is this not regarded as unfair competition?

A lender can insist on a panel solicitor act for it. You would be liable to meet the cost of this. Do use our tool to get a quote from a solicitor to carry conveyancing in Colwyn Bay on the HSBC Bank conveyancing panel.

My wife and I are planning on selling our house in Colwyn Bay and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Colwyn Bay conveyancer would know that there is no such problem. It does beg the question why the purchasers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Colwyn Bay. We have lived in Colwyn Bay for six years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

How does conveyancing in Colwyn Bay differ for new build properties?

Most buyers of new build residence in Colwyn Bay come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Colwyn Bay tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Colwyn Bay or who has acted in the same development.

Completion is due on the sale of our £300,000 flat in Colwyn Bay on Wednesday in a week. The management company has quoted £360 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Colwyn Bay?

For most leasehold sales in Colwyn Bay conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering conveyancing due diligence questions Where consent is required before sale in Colwyn Bay Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Colwyn Bay leasehold property is £350. For Colwyn Bay conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

Colwyn Bay Leasehold Conveyancing - Examples of Questions you should ask before Purchasing

Most Colwyn Bay leasehold properties will incur a service charge for maintenance of the block invoiced on behalf of the management company. Where you purchase the property you will have to meet this charge, normally periodically throughout the year. This may differ from a few hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent to be met annual, ordinarily this is not a exorbitant amount, say about £25-£75 but you should to enquire it because occasionally it can be many hundreds of pounds. What is the maintenance charge and ground rent on the property? It would be a good idea to enquire if the the lease contains any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in certain buildings in Colwyn Bay. If you like the propertyin Colwyn Bay but your dog can’t make the move with you then you will be presented with a hard decision.