Our family solicitor has given a fee estimate £1700 for no move no fee conveyancing in Llanfairfechan. I am selling a purpose built house for £250,000. Are the quoted fees excessive? Is it in excess of the norm for conveyancing in Llanfairfechan?

The charges are a little high. Where you are content to expend time contrasting quotes you could get the conveyancing a bit cheaper by perhaps £100 plus VAT. That being said, you maycome to rue choosing an an untested conveyancer. Don't forget to be sure the conveyancer can act for your lender. You can make use of our search tool to choose a Llanfairfechan conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Llanfairfechan.

Are you able to vouch for a Santander approved Llanfairfechan conveyancing firm that can complete within less than a month? Would it be better to use a high street Llanfairfechan solicitor or an internet firm?

We can recommend some very good Llanfairfechan conveyancing firms. You can also walk up the high street in Llanfairfechan. Visit two or three law practices and ask to speak with a conveyancing solicitor for a costs illustration. Explain your deadline together with the reasons and ask for a commitment on speed. Appoint the one that genuine.

I have justbecome aware that Stirling Law have been shut down. They conducted my conveyancing in Llanfairfechan for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The quickest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llanfairfechan conveyancing specialists.

I have been on the look out for a leasehold apartment up to £305k and found one near me in Llanfairfechan I like with amenity areas and station nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Llanfairfechan suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

I am an executor of my recently deceased mother’s Will, with a house in Llanfairfechan which will be sold. The property has never been registered at the Land Registry and I'm advised that some estate agents will insist that it is done before they will move forward. What's the procedure for this?

In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.