My best friend’s sister is a conveyancing practitioner. I am hopeful that I will be offered friends and family pricing for conveyancing, but if not, what kind of costs should I be expecting for conveyancing in Llandyrnog?

It’s prudent to obtain 3 or more like-for-like conveyancing estimates. Make use of our search tool on this page. The quotes will contrast greatly but service levels do are distinct between law firms as is the case with most professions.

I am mortgaging my property in Llandyrnog, does my lawyer have to be on the Leeds Building Society Solicitor panel?

In theory, you could use a solicitor that is not on the Leeds Building Society conveyancing panel, but Leeds Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I am assisting my mother sell her flat in Llandyrnog. Will the conveyancer arrange the energy assessment or it is for me to coordinate?

After the demise of Home Packs, energy performance certificates was maintained a required part of moving property. An energy performance certificate must be commissioned before the property is advertised. This is not something that solicitors ordinarily arrange. If you are instructing a Llandyrnog conveyancing solicitor they might be willing to arrange energy performance certificates given their contacts with reputable Llandyrnog accredited person

I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Llandyrnog conveyancing practitioner on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

After much negotiation I have agreed a price on an apartment in Llandyrnog. My financial adviser recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the lawyer called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who dealt with the conveyancing in Llandyrnog 5 years ago are no longer around. What do I do?

In today’s world there are copies made of almost everything, and your conveyancer will be aware precisely where to locate all the relevant paperwork so you may buy or sell your house without any difficulty. Where duplicates can’t be found, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.

I am looking for a flat up to £305k and found one round the corner in Llandyrnog I like with open areas and railway links in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Llandyrnog suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.