We note that you have a post code search directory identifying firms on the UBS conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Conwy?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Conwy.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Conwy is where the house is located. Is there any advice you can give?

Flying freeholds in Conwy are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Conwy you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Conwy may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Given that I am about to part with 450k on a terraced house in Conwy I wish to talk to a lawyer regarding theconveyancing ahead of appointing the firm. Is this something that you can arrange?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you first talking to the lawyer who will be doing your property ownership legalities in Conwy.There is no ‘factory style conveyancing’ - each client is an important person, not a case number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Conwy should be the figure that you end up paying.

As co-executor for the estate of my uncle I am selling a property in Cardiff but reside in Conwy. My conveyancer (based 300 miles from mehas requested that I execute a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Conwy to attest this legal document for me?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Conwy based

Last February I purchased a leasehold property in Conwy. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a studio flat in Conwy, conveyancing formalities finalised October 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Conwy with a long lease are worth £195,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2087

With only 64 years unexpired we estimate the price of your lease extension to range between £14,300 and £16,400 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.