Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who dealt with the conveyancing in Deganwy 10 years ago have long since closed. What do I do?

Gone are the days when you need to hold title official documentation to establish that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.

I'm buying my first flat in Deganwy with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my solicitor about the extras as it will impact my loan with Nottingham Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to instruct a conveyancing lawyer in Deganwy for my house move. Is it possible to see a firm’s record with the legal regulator?

Members of the public can review presented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.

I am on look out for some leasehold conveyancing in Deganwy. Before diving in I would like to find out the number of years remaining on the lease.

Assuming the lease is registered - and most are in Deganwy - 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 am the registered owner of a 2 bed flat in Deganwy, conveyancing formalities finalised March 2001. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Deganwy with an extended lease are worth £202,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2080

With only 56 years unexpired the likely cost is going to range between £29,500 and £34,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

I require the services of a mortgage company panel solicitor in Deganwy. Can you assist?

It is not clear why you need a Deganwy panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Deganwy are on their panel . If you do find such a firm in Deganwy not listed please direct them to our site to list. After all the cost is only one £1 a month