I instructed a local lawyer for our conveyancing in Llanbedr last week. Looking through the Terms it is apparent thatI am on the hook for charges even if the sale doesn't happen. Should I ditch them and use a web based lawyer advertising no-sale-no-fee conveyancing in Llanbedr?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be uplifted to counteract those transactions that do not go ahead. Also remember that such promotions generally do not cover disbursements for example Llanbedr conveyancing search charges.

Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Llanbedr so that I can pop in to their offices if required.

These days conveyancing panel lawyers for banks carry out all of the communications via Royal Mail, e-mail or over phone calls. This enables them to undertake the conveyancing transaction regardless of where you live in the country. That being said you can see if you have the option of going to the offices of your conveyancing lawyer if you prefer.

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

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Llanbedr. 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 buying my first flat in Llanbedr with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not reveal to my lawyer about the deal as it will put at risk my loan with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Last June I purchased a leasehold flat in Llanbedr. Do I have any liability for service charges for periods before my ownership?

In a situation 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. It is an essential part 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 acquired a 1st floor flat in Llanbedr, conveyancing was carried out in 2000. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Llanbedr with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2096

You have 71 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures 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 should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.