When it comes to mortgage companies such as Santander, do Glyn Ceiriog property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Glyn Ceiriog building society branch on various occasions and was told it wasn't an issue and they would lend. My Glyn Ceiriog conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their specific requirements. Who do I believe?

As long as the lawyer is on the bank approved list, she or he must comply with the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I recently had an offer agreed on an apartment in Glyn Ceiriog. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. Not long after, the property lawyer contacted me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I need some quick conveyancing in Glyn Ceiriog as I have an ultimatum to exchange contracts in less than 2 weeks. Luckily I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?

As you are are a mortgage free buyer you are at free not to do searches although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Glyn Ceiriog the following are instances of issues that can crop up and adversely impact future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...

My wife and I have a semi-detached Victorian property in Glyn Ceiriog. Conveyancing lawyer represented me and Nottingham Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Glyn Ceiriog and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.

We're novice buyers - had an offer accepted, yet the property agent informed us that the vendor will only issue a contract if we appoint their recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Glyn Ceiriog

We suspect that the seller is not behind this request. If they require ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and explain that (a)you are genuine purchasers (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Glyn Ceiriog conveyancing firm - not the ones that will give the estate agent a commission or achieve conveyancing thresholds pre-set by HQ.

Do you have any top tips for leasehold conveyancing in Glyn Ceiriog from the point of view of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Glyn Ceiriog can be reduced if you get in touch lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the buyers’ conveyancers.
In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Glyn Ceiriog state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord approving such works. Where you fail to have the approvals to hand you should not communicate with the landlord without checking with your conveyancer in the first instance. If you are supposed to have a share in the freehold, you should make sure that you have the original share document. Arranging a duplicate share certificate can be a time consuming formality and delays many a Glyn Ceiriog home move. If a reissued share certificate is required, do contact the company director and secretary or managing agents (if applicable) for this sooner rather than later. You may think that you are aware of the number of years left on your lease but it would be wise to double-check by asking your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is less than 80 years. It is therefore essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. The majority of landlords or Management Companies in Glyn Ceiriog levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Glyn Ceiriog.

I own a 2 bed flat in Glyn Ceiriog, conveyancing having been completed 6 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Glyn Ceiriog with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2095

With only 70 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.