In the event thatI were to buy a simple residential housein Llanbedrog mortgage fee and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Llanbedrog?

The sole reduction in fees you would make on is the disbursement for searches. The conveyancer is obliged to do the vast majority of work - money laundering, correspond with your vendors lawyer, SDLT submission, register the title etc. You might save a bit for them not having to register a mortgage but it won't be meaningful.

Is it the case that all Llanbedrog solicitor practices on the Bank of Ireland conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be overseen by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.

Completion of my purchase has taken place for my property in Llanbedrog. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Llanbedrog building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Llanbedrog conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I have no idea who is right.

Provided that the property lawyer is on the bank approved list, they must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Should I be suspicious that third parties that I am dealing with are recommending a web based conveyancing firm rather than a local Llanbedrog conveyancing practice?

As with many service providers, often recommendations from connections can be extremely useful or valuable. Nevertheless there are many players in a conveyancing transaction; estate agents, financial adviser and banks might all recommend solicitors to instruct. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are free to appoint your own conveyancer. You need to be aware that most mortgage providers have an approved list of law firms you are obliged to use for the lender aspect of your house move.

My husband and I are a fortnight into a leasehold purchase having been directed to conveyancers by the high street agent to do our conveyancing in Llanbedrog. I am am very dissatisfied with the level of service. Could you you assist me in finding new lawyers?

They would have to be really poor in order to consider changing them. Has the loan offer been generated? In the event that it has you need to advise them of the replacement conveyancer and ensure the mortgage documents are re-sent. Your solicitor ideally needs to be on the mortgage company panel to avoid added costs and delays. That should be your first question of the new conveyancers. The search tool can help you find a lender approved solicitor for your home move in Llanbedrog

Last July I purchased a leasehold house in Llanbedrog. Am I liable to pay service charges relating to a period prior to completion of my purchase?

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. Strange as it may seem, 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 inherited a ground floor flat in Llanbedrog, conveyancing formalities finalised in 2004. 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? Equivalent flats in Llanbedrog with a long lease are worth £190,000. The ground rent is £65 per annum. The lease comes to an end on 21st October 2086

With just 61 years unexpired we estimate the price of your lease extension to span between £19,000 and £22,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.