I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Glan Conwy for a purchase of a freehold house 18 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?

The quickest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Glan Conwy conveyancing specialists.

How does conveyancing in Glan Conwy differ for newly converted properties?

Most buyers of new build residence in Glan Conwy come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because developers in Glan Conwy tend to purchase the real estate, 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 Glan Conwy or who has acted in the same development.

Due to the guidance of my in-laws I had a survey completed on a house in Glan Conwy prior to appointing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend not give a loan on a flying freehold property.

It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Glan Conwy. Conveyancing may be slightly more expensive based on your lender's requirements.

My partner and I may need to let out our Glan Conwy ground floor flat for a while due to a career opportunity. We used a Glan Conwy conveyancing firm in 2003 but they have closed and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?

Your lease governs the relationship between the freeholder and you the leaseholder; in particular, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Glan Conwy do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I am the registered owner of a 2 bed flat in Glan Conwy, conveyancing was carried out November 1996. How much will my lease extension cost? Equivalent properties in Glan Conwy with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ceases on 21st October 2084

With only 59 years remaining on your lease we estimate the premium for your lease extension to range between £20,900 and £24,200 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

A conveyancing firm dealt with my conveyancing in Glan Conwy half a dozen years past having stored my deeds but has since been shut down – What steps do I now take to retreive these?

Deeds, as such, no longer exist as most homes in Glan Conwy are registered electronically at Land Registry. Should you need to show ownership or are selling or re-mortgaging your conveyancing practitioner can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.