My IFA has asked me for my Colwyn Bay solicitor’s panel reference for the HSBC conveyancing panel. Can you suggest how I find this out. I have tried my local Colwyn Bay office but they don't know it.

Have you tried calling your Colwyn Bay solicitor about this?. They should have a central record lender panel numbers.

What does my ID and proof of funds have anything to do with my conveyancing in Colwyn Bay? Why is this being asked of me?

Colwyn Bay conveyancing solicitors as well as nationwide property lawyers throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to disclose two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Utility Bill less than 3 months old).

Evidence of the origin of funds is also necessary in compliance with the money laundering statutes as lawyers are mandated to ensure that the funds you are using to acquire a property (be it the exchange deposit or the full purchase monies where you are a cash purchaser) has come from legitimate source (such as an inheritance) rather than the product of criminal activity.

I have 7378 less than 75 years left on my lease and need a lease extension for my flat in Colwyn Bay. Conveyancing solicitors on the Platform panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 28/9/2023 the requirements read as follows :

My conveyancer has informed me that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Colwyn Bay?

The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Skipton Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

is it true that all Colwyn Bay solicitor firms on the Skipton conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Skipton approved list of solicitors they would need to be regulated by the SRA. Many banks do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.

The mortgage over my property is with Yorkshire BS for my property in Colwyn Bay. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?

You must advise Yorkshire BS prior to letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel firm.

Expecting to sign contracts shortly on a basement flat in Colwyn Bay. Conveyancing solicitors assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Colwyn Bay should include some of the following:

The unexpired lease term. You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? if lease has a provision for a slush fund for major repairs? What options are available to the landlord where you breach a clause of your lease? Are you allowed to have a pet in the flat?

I own a leasehold flat in Colwyn Bay, conveyancing formalities finalised in 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Colwyn Bay with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2082

You have 59 years remaining on your lease we estimate the price of your lease extension to span between £20,900 and £24,200 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.