We are planning to move house in October. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Deganwy. Conveyancing lawyer was found prior to coming across this page.

On the afternoon of completion you will need to pick up the house keys from your property agent but this should only be done after the previous owners lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to inform the removal company that they can start moving you in. We are not in a position to suggest a specific removal organisation but can assist you in choosing a conveyancing in Deganwy or a lawyer with expertise in conveyancing in Deganwy.

We have agreed to purchase a house in Deganwy. One unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Nationwide your lawyer must follow the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease does not meet these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Deganwy.

I have a mortgage with TSB for my property in Deganwy. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?

You must advise TSB before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.

What will a local search inform me concerning the property my wife and I buying in Deganwy?

Deganwy conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance PSG The local search plays an important role in many a Deganwy conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the property (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 13 subject headings.

How does conveyancing in Deganwy differ for newly converted properties?

Most buyers of new build residence in Deganwy come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Deganwy tend to acquire the land, 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 conveyancing solicitors 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 Deganwy or who has acted in the same development.

We're first time buyers - agreed a price, but the agent told us that the vendor will only issue a contract if we instruct their preferred solicitors as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Deganwy

We suspect that the seller is not behind this request. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Try to communicate with the owners directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you intend to appoint your own,trusted Deganwy conveyancing firm - as opposed tothe ones that will provide the negotiator at the agency a kickback or hit his conveyancing targets set by head office.

Can you offer any advice when it comes to choosing a Deganwy conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Deganwy conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Deganwy conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Deganwy who can give a testimonial?

I purchased a ground floor flat in Deganwy, conveyancing formalities finalised 3 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Deganwy with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2103

You have 80 years left to run the likely cost is going to range between £7,600 and £8,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.