We are selling our home in Llanbedr. Does the property lawyer need to be required to be on the Nationwide conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.

I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Llanbedr for a purchase of a leasehold apartment 12 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?

The easiest method to check if the premises is in your name, 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 Llanbedr conveyancing specialists.

I am looking for a flat up to £245,000 and found one near me in Llanbedr I like with amenity areas and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Llanbedr in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan that many years will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

I own a leasehold house in Llanbedr. Conveyancing and Bank of Ireland mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Llanbedr who previously acted has now retired. Any advice?

The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to instruct a Llanbedr conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a split level flat in Llanbedr, conveyancing formalities finalised July 1998. How much will my lease extension cost? Equivalent properties in Llanbedr with an extended lease are worth £216,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2096

You have 70 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

I am an executor of my recently deceased mother’s Will, with a bungalow in Llanbedr which is to be sold. The house has never been registered at the Land Registry and I'm told that some buyers solicitors will insist that it is done before they will move forward. What's the procedure for this?

In the situation you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.