We're in Dolwyddelan, First timers purchasing with a mortgage (lender is Skipton , and our lawyer is on the Skipton conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Are there restrictive covenants that are commonly identified as part of conveyancing in Dolwyddelan?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Dolwyddelan. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am a sole trader planning to lease a unit on a shopping parade. Can you recommend conveyancers offering no-move-no charges for non-domestic conveyancing in Dolwyddelan for less than £1,200?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Dolwyddelan, including the sale and purchase of businesses as well as simply premises. If you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. As for the costs this will depend on the structure and terms of the deal. Please provide us with your contact information or phone so as to enable us to furnish you with a detailed commercial conveyancing calculation.

I am hoping to sign contracts shortly on a studio apartment in Dolwyddelan. Conveyancing solicitors have said that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Dolwyddelan should include some of the following:

Repair and maintenance of the premises Whether the lease restricts you from letting out the flat, or having a home office for business Defining your legal entitlements in relation to the communal areas in the building.For instance, does the lease contain a right of way over an accessway or staircase? You should know if the lease permits you to change or upgrade aspects of the premises- you should be made aware as to whether any restrictions relates to all alterations or limited to structural alteration, and whether licences for alterations is required

I acquired a 1st floor flat in Dolwyddelan, conveyancing formalities finalised May 2001. How much will my lease extension cost? Corresponding properties in Dolwyddelan with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2070

With just 52 years left to run we estimate the premium for your lease extension to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

I pay a service charge for my appartment in Dolwyddelan. As a result of personal circumstances I slipped behind with remittance. The management company agreed a payment plan but there is still three thousand pounds outstanding at the current time.

I want to dispose of the property and I am concerned this will hold me back if I have to discharge the arrears now. I'd like to sell up and then repay the arrears from the completion monies - is this viable?

It would be wise to check with the conveyancing practitioner dealing with your Dolwyddelan conveyancing but it might be possible to arrange for the outstanding amount to be attributed to the purchasers. The final price they pay would be adjusted to reflect the amount of debt they take on. They would then deal with the arrears once they are the owners.