We opted for a Conwy based firm for my conveyancing in Conwy yesterday. Looking through the Terms I noteI am responsible for fees even if our purchase aborts. Should I ditch them and instruct an internet conveyancing company advertising no-sale-no-fee conveyancing in Conwy?

It is usually a trade off in that if "No Completion No Fee" is offered then the fee levels will tend to be be uplifted to counteract those conveyances that do not proceed. Also remember that such schemes tend not to cover disbursements for instance Conwy conveyancing search expenses.

My wife and I are soon to complete on the purchase of a house in Conwy but as a consequence of damage from the recent storms I have was able negotiate recompense from the seller of three thousand pounds by way of a adjustment in the price. This was going to be dealt with as part of the conveyancing process yet Coventry BS are not allowing this. Should they have been approached?

Any lawyer that is on a Coventry BS conveyancing panel is required to disclose to Coventry BS of any variations to the purchase price. If you prohibit your solicitor to notify the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new conveyancing practitioner for your conveyancing in Conwy.

How does conveyancing in Conwy differ for newly converted properties?

Most buyers of new build premises in Conwy contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Conwy usually purchase the real estate, 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 property lawyers 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 Conwy or who has acted in the same development.

I am in need of some leasehold conveyancing in Conwy. Before diving in I would like to find out the remaining lease term.

Assuming the lease is registered - and 99.9% are in Conwy - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a 1 bedroom flat in Conwy, conveyancing having been completed in 1995. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Conwy with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease expires on 21st October 2079

With 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 legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

I have just had an offer accepted on a leasehold flat in Conwy and the estate agent that we are using suggested his conveyancer. He quoted £900 plus VAT and 3rd party costs. Does this sound reasonable?

You should not rely on 1 quote. One should seek like-for-like quotes for your conveyancing in Conwy. Then choose one that you trust and just as important, is on the approved list of the lender that you are sourcing your mortgage from.