I am purchasing a house for cash in Dolgellau. I have lived for the previous 15 years in Dolgellau. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then the vast majority of the Dolgellau conveyancing searches are non-obligatory. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches done, but she is duty bound to take that path of advice. Do take into account; if you are likely to sell the house in the future, it could be of relevance to your future purchaser what the searches disclose. There are plenty of instances where properties with day to day issues can still show up unfavourable search results. A competent conveyancing solicitor in Dolgellau will be able to give you some sensible advice concerning this.

Completed the sale of my flat in Dolgellau last February but my buyer keeps Skype messaging me complaining that his conveyancer needs to hear from mine. What should my lawyer have done following completion?

Post completion of your sale your solicitor should forward the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your conveyancer should also send confirmation that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion requirements specific conveyancing in Dolgellau.

I am buying a new build flat in Dolgellau. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Dolgellau

Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I have been on the look out for a flat up to £235,500 and found one round the corner in Dolgellau I like with amenity areas and railway links in the vicinity, however it's only got 49 years unexpired on the lease. There is not much else in Dolgellau suitable, so just wondered if I would be making a grave error purchasing a short lease?

If you need a home loan the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

I am in need of some leasehold conveyancing in Dolgellau. Before I get started I want to be sure as to the remaining lease term.

Assuming the lease is registered - and 99.9% are in Dolgellau - 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 bought a 1 bedroom flat in Dolgellau, conveyancing formalities finalised February 2011. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Dolgellau with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ends on 21st October 2085

With just 60 years unexpired we estimate the price of your lease extension to be between £20,000 and £23,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.