I decided to go with a high street firm for my conveyancing in Llandudno Junction last week. Reviewing the official terms of business it is apparent thatI am on the hook for charges even where the transaction does not complete. Would I be best advised to use a web based lawyer promoting no move no charge conveyancing in Llandudno Junction?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to counteract the transactions that fail to complete. Do bear in mind that such offerings tend not to protect you from outlay for example Llandudno Junction conveyancing search fees.

I am buying a house mortgage free in Llandudno Junction. I have been residing for the last Seventeen years in Llandudno Junction. Conveyancing searches are exorbitant. Given that I know the area and road intimately must I have all the conveyancing searches?

Provided that you do not need a home loan, then the vast majority of the Llandudno Junction conveyancing searches are non-obligatory. Your solicitor will ’encourage you, perhaps strongly, that you should have searches completed, but she has a professional duty to do this. One thing to consider; if you are going to sell the house in the future, it could be of interest to your future purchaser what the searches contain. On occasion houses with day to day issues can still reveal unpredicted search results. A good conveyancing solicitor in Llandudno Junction should be able to give you some sensible guidance in this regard.

Should conveyancers request an advanced payment for my conveyancing in Llandudno Junction?

Where you are retaining lawyers for conveyancing in Llandudno Junction your lawyer will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is payable against the total price then this should be needed shortly ahead of exchange of contracts. The final balance that is needed should be transferred shortly before completion.

My uncle pointed out to me me that in buying a property in Llandudno Junction there could be a number of restrictions prohibiting external alterations to a property. Is this right?

There are a number of properties in Llandudno Junction which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Llandudno Junction should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We have agreed to purchase a house in Llandudno Junction. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?

Given that you are obtaining a mortgage with Bank of Ireland your lawyer must comply with the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties nationwide and is not limited to Llandudno Junction.

I currently have a mortgage with Virgin Money for my property in Llandudno Junction. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

You must advise Virgin Money before renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel firm.

My wife and I purchased a leasehold flat in Llandudno Junction. Conveyancing and Norwich and Peterborough Building Society mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Llandudno Junction who previously acted has now retired. Do I pay?

First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Llandudno Junction conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Llandudno Junction - Examples of Queries before buying

Please note if it is fewer than eighty years it will impact the marketability of the apartment. Check with your bank that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and it is worth finding out how much this would cost. For most Llandudno Junctionlease extensions you would be required to have owned the property for a couple of years before you are entitled to extend the lease. Best to be warned if window replacement or some other major work is coming up that will be shared by the tenants and will dramatically impact the level of the maintenance costs or require a one time payment.