Our lawyer has discovered a a problem with the lease for the flat we are buying in Glan Conwy. The other side have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer has advised that he must check that the bank is content with this solution. Are we the client or is the bank?

Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the mortgage company are the client. The appropriate lender provisions must be adhered to.

My relative recommended that where I am buying in Glan Conwy I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually quoted for as part of the standard Glan Conwy conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Glan Conwy around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Glan Conwy Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Glan Conwy Education with plans and statistics, Local Amenities and other useful data about Glan Conwy.

I used Arc property Solicitors several years past for my conveyancing in Glan Conwy. Now, I need the documents but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Glan Conwy of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Back In 2006, I bought a leasehold flat in Glan Conwy. Conveyancing and Halifax mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Glan Conwy who previously acted has long since retired. What should I do?

First make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Glan Conwy conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Glan Conwy - Sample of Queries Prior to buying

Many Glan Conwy leasehold apartments will incur a service bill for the upkeep of the block set on behalf of the management company. Where you acquire the flat you will have to meet this amount, normally quarterly during the year. This may be anything from several hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a ground rent to be met annual, this is usually not a large sum, say around £50-£100 but you should to enquire as sometimes it could be surprisingly expensive. Please note if it is less than 80 years it will have adverse implications on the value of the apartment. Check with your mortgage company that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and it is worth finding out what this would cost. Remember, in most cases you would need to own the premises for two years in order to be legally able to extend the lease. Does the lease contain onerous restrictions?

Do I cancel my mortgage payments with Kent Reliance as soon as a completion date for my home sale in Glan Conwy has been agreed?

You are best advised to continue meeting any mortgage payments to Kent Reliance until the mortgage is repaid out of the proceeds of sale as part of your Glan Conwy conveyancing.