Are the BSA planning on creating a online directory to to identify solicitors on the Earl Shilton BS conveyancing panel for example in Llanberis?

We are not aware of any intention on the part of the BSA to develop such a register.

I can not fathom if my bank requires a lease extension. I have called my Llanberis bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Llanberis conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. I have no idea who is right.

Provided that the lawyer is on the bank panel, she or he must follow the CML Handbook conditions 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

UBS have agreed my mortgage in principle, my bid on a property in Llanberis has been accepted, what happens next?

Your estate agent will want to be advised as to your lawyer's details (ensure that the property lawyers are on the bank’s approved list). Telephone UBS or your broker and finish off any outstanding paperwork. UBS will sellect a valuer who will get in touch with the selling agent or seller to book an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. UBS will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llanberis.

At last I have had an offer on a flat in Llanberis accepted, the vendors do nevertheless have a tied purchase. The vendors have placed an offer on a property, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have instructed a high street conveyancing solicitor in Llanberis. What should be my next step? At what stage should I apply for the mortgage with Nationwide?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then survey, Llanberis conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the Nationwide approved list. As to the subsequent stages this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a hot market the majority of purchasers will apply for the mortgage with Nationwide and pay for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Llanberis.

How does conveyancing in Llanberis differ for newly converted properties?

Most buyers of new build property in Llanberis approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Llanberis usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llanberis or who has acted in the same development.

How does the Landlord & Tenant Act 1954 impact my commercial offices in Llanberis and how can your lawyers assist?

The particular law that you refer to provides a safeguard to business tenants, giving them the dueness to make a request to court for a new lease and remain in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Llanberis is one of the many locations in which the firms we work with are located

I own a leasehold house in Llanberis. Conveyancing and Skipton Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Llanberis who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Llanberis conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Llanberis Leasehold Conveyancing - A selection of Queries before buying

This information is important as a) areas can result in problems for the block as the communal areas may start to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the running of the building you will need to know about it You should be aware if it is no more than eighty years it will have adverse implications on the salability of the property. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. For most Llanberislease extensions you will need to own the premises for a couple of years in order to be eligible to carry out a lease extension. Plenty Llanberis leasehold apartments will have a service bill for maintenance of the block set by the freeholder. Where you acquire the property you will have to meet this contribution, normally periodically accross the year. This may differ from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent to be met yearly, ordinarily this is not a significant sum, say about £50-£100 but you need to enquire as occasionally it can be many hundreds of pounds.