We were about to choose a conveyancing solicitor in Conwy recommended by you but have come across some other quotes via the web seem less expensive – why is this?

There are numerous firms promoting pretending to offer cut-price conveyancing, yet more often than not additionalcosts end up with the final bill totally different to the one you expected. Conveyancers are obliged to make sure that charges set out in terms and conditions should be transparent and reasonable and be applied The solicitors that we put forward for conveyancing in Conwy genuinely set out all legal fees for a standard conveyancing case.

There are numerous conveyancing solicitors in Conwy but how do I know who I should use?

It would be unwise to be swayed by the lowest Conwy conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am helping my step-mother sell her flat in Conwy. Does the conveyancer arrange an energy performance certificate or should I organise this?

Following the demise of Home Packs, energy performance certificates was left as a compulsory element of moving house. An EPC must be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that solicitors normally organise. Where you are using a Conwy conveyancing solicitor they may be able to arrange energy performance certificates given their contacts with reputable Conwy accredited person

My conveyancer has informed me that defective lease insurance is necessary on my purchase. What is the level of cover for Conwy conveyancing?

The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such policies.

I acquired my house on 8 November and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Conwy said it should be formalised in a couple of weeks. Are titles in Conwy particularly slow to register?

As far as conveyancing in Conwy is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. As of today in the region of 80% of such applications are fully addressed within 12 days but some can be subject to protracted delays. Registration takes place after the purchaser has moved in to the premises thus an expedited registration is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.

About to purchase a new build flat in Conwy. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Conwy

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Please supply a car parking plan.

I own a leasehold flat in Conwy. Conveyancing was completed in 2011. I have read on numerous consumer forums that I mustn’t let the lease length get too low. Is this right?

Conwy leasehold properties are for a fixed term - usually 99 years when they started. However a significant flats in Conwy were constructed or converted 35 or more years ago and so such leases now have fewer than eighty years unexpired. That may sound like plenty of time but Banks, Building Societies and other mortgage lenders generally require leases to have a minimum of 75 years unexpired to adequate security. This means that when you come to sell the property you will need to extend the term of your lease if you are nearing seventy five years. To increase your property value you should be considering whether or not to extend your lease long before you come to sell it. Furthermore advantages to taking action before the lease reaches even eighty years as when the lease falls below eighty years the amount to be paid to extend starts to escalate.