I am expecting a offer of a home loan from Lloyds. I hope to use a Licensed Conveyancer in Llandudno Junction. Does the Lloyds Solicitor panel allow for conveyancers regulated by the CLC?

The Lloyds approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I am expecting a DIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Llandudno Junction solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Llandudno Junction solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I can not work out if my mortgage offer requires a lease extension. I have called my Llandudno Junction bank branch on numerous occasions and was informed it wasn't a problem and they will lend. My Llandudno Junction conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?

As long as the is on the mortgage company panel, they must comply with the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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.

I am selling my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being a right pain. The Llandudno Junction solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who handled the conveyancing in Llandudno Junction years ago no longer exist. What are my options?

As long as the title is registered the details of your ownership will be evidenced by HMLR with a Title Number. It is possible to perform a search at the Land Registry, identify your house and obtain up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.

I am buying my first flat in Llandudno Junction with a mortgage from . The sellers would not budge the amount so I negotiated £7000 of additionals instead. The sale representative advised me not to tell my solicitor about this deal as it would jeopardize my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I am in need of some leasehold conveyancing in Llandudno Junction. Before I get started I would like to find out the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Llandudno Junction - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a basement flat in Llandudno Junction, conveyancing was carried out 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Llandudno Junction with a long lease are worth £165,000. The ground rent is £45 per annum. The lease runs out on 21st October 50

With only 50 years unexpired we estimate the price of your lease extension to span between £36,100 and £41,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.