My friend's step-father is a conveyancing practitioner. I hope that I will receive preferential pricing for conveyancing, However if that does not come materialise, what level of figure should I be expecting for conveyancing in Conwy?

It’s advisable to obtain two or three conveyancing estimates. Do use our comparison tool on this page. Whilst estimates do vary but service levels do differ between property lawyers as is true with the vast majority of professional services.

What will a local search tell me about the house we're purchasing in Conwy?

Conwy conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search plays an important role in many a Conwy conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

I have todaydiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Conwy for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is in my name in the name of the previous owner?

The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Conwy conveyancing specialists.

I decided to have a survey completed on a property in Conwy ahead of retaining lawyers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks tend refuse to give a loan on such a property.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Conwy. Conveyancing will be smoother if you use a solicitor in Conwy especially if they are familiar with such properties in Conwy.

What makes a Conwy lease defective?

There is nothing unique about leasehold conveyancing in Conwy. Most leases are drafted differently and drafting errors can result in certain provisions are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. A provision to repair to or maintain elements of the property

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Virgin Money, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.

I own a garden flat in Conwy, conveyancing having been completed December 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Conwy with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease expires on 21st October 2083

With just 59 years remaining on your lease we estimate the premium for your lease extension to range between £20,900 and £24,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.