I am buying a 3 bedroom semi in Llangefni. We would like to carry out a loft conversion at the property.Will legal due diligence on the property involve enquiries to ascertain if these alterations were previously refused?

Your conveyancer will check the deeds as conveyancing in Llangefni will sometimes reveal restrictions in the title documents which prevent certain changes or necessitated the consent of another owner. Some additions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

My husband and I have organised a further advance on our home loan from Skipton as we wish to carry out alterations to our property in Llangefni. Do we need to choose a local Llangefni solicitor on the Skipton conveyancing panel to deal with the legals?

Skipton would not normally instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.

I have decided to exercise my right to buy my property in Llangefni off the council. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

I am buying a new build apartment in Llangefni. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Llangefni

Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I have been on the look out for a ground for flat up to £305k and identified one round the corner in Llangefni I like with a park and transport links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Llangefni for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a home loan that many years will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

I need to retain a conveyancing solicitor for residential conveyancing in Llangefni. I have chance upon a web site which appears to be the ideal offering If there is a chance to get all the legals done via email that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I only have 68 years left on my lease in Llangefni. I now want to get lease extension but my landlord is can not be found. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to find the landlord. In some cases a specialist may be useful to conduct investigations and prepare a report to be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the application to the County Court overseeing Llangefni.

I purchased a split level flat in Llangefni, conveyancing was carried out 8 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 Llangefni with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2098

With 73 years left to run the likely cost is going to span between £8,600 and £9,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.