I had intended to instruct a property lawyer in Conwy for our home move. Our financial adviser informed us that our mortgage company Leeds Building Society won't deal with them. Why is this not regarded as unduly restrictive?

A bank will insist on an approved conveyancer act for it. Borrowers are liable to bear the cost of this. Do use our directory service to choose a solicitor to conduct conveyancing in Conwy on the Leeds Building Society member panel.

How does conveyancing in Conwy differ for new build properties?

Most buyers of new build property in Conwy contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Conwy usually purchase the site, 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.

Over the last few months I have been searching for a flat up to £305k and found one near me in Conwy I like with amenity areas and railway links nearby, the downside is that it only has 49 remaining years left on the lease. There is not much else in Conwy for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a home loan that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

How simple is it to switch firm as I need to find one who is on the Aldermore conveyancing panel. I hired a family conveyancing solicitor in Conwy five minutes from me but he is not approved by Aldermore

We will our best to assist in finding you a conveyancing solicitor in Conwy on the Aldermore panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Conwy. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Conwy.

I’m about to sell my basement apartment in Conwy. Conveyancing lawyers have not yet been instructed, but I have just had a half-yearly service charge invoice – Do I pay up?

It best that you pay the service charge as you normally would given that all ground rent and service invoices will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Conwy Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing

Be sure to investigate if there is anything that is prohibited in the lease. By way of example it is fairly common in Conwy leases that pets are not permitted in in a block in Conwy. If you love the flatin Conwy but your cat is not allowed to move with you then you will be presented with a hard compromise. Please note that where the lease has less than 80 years it will impact the value of the flat. It is worth checking with your mortgage company that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you would need to own the property for a couple of years before you are entitled to extend the lease. Generally speaking the cost for major works are not included within service charges, although a few managing agents in Conwy ask leasehold owners to pay into a reserve fund created for the specific intention of building a fund for larger works.