I am purchasing a property in Gwynedd. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?

Given that you are obtaining a mortgage with TSB your lawyer must check the formal requirements contained in Part two of UK Finance Lenders’ Handbook for TSB. The CML Handbook contains minimum conditions for solar panel roof-space leases, and solicitors are required to report to TSB where a lease does not comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Gwynedd.

I have paid off my mortgage with Clydesdale. I assume I don't need a Gwynedd lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Clydesdale has sent the Land Registry the discharge electronically, and
3. Clydesdale has instructed the Land Registry to do so

Planning on purchasing a flat in Gwynedd. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Gwynedd lawyer is on the RBS conveyancing panel.

Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial premises in Gwynedd?

Its becoming the norm that commercial conveyancing solicitors in Gwynedd will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Gwynedd. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Gwynedd.

For each commercial conveyancing transaction in Gwynedd it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Gwynedd commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Gwynedd.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Gwynedd is the location of the property. What do you suggest?

Flying freeholds in Gwynedd are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gwynedd you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gwynedd may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How do I locate a Gwynedd law firm on the Britannia conveyancing panel? I am a keen cyclist and am happy to travel upto 10kilometers to meet the conveyancer.

Feel free to make use of the facility on this page. Please pick a bank and your location and you will see a number of Gwynedd conveyancing lawyers located nearest you. We have detailed some Gwynedd conveyancing firms towards the end of this page and you can call them to see if they are on the Britannia approved list

Last September I purchased a leasehold property in Gwynedd. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a 1 bedroom flat in Gwynedd, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable flats in Gwynedd with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2089

You have 64 years remaining on your lease we estimate the premium for your lease extension to range between £15,200 and £17,600 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.