I hired a high street lawyer for my conveyancing in Llanrwst last week. Reviewing the terms of engagement I notewe are responsible for fees even if the movefalls through. Should I ditch them and use a web based firm advertising no-sale-no-fee conveyancing in Llanrwst?

It is usually a trade off in that if "No Sale No Fee" is available then the fee levels will tend to be be more expensive to neutralise the cases that do not proceed. Also remember that such deals generally do not cover disbursements by way of example Llanrwst conveyancing search fees.

When it comes to mortgage companies such as , do Llanrwst have to pay a fee to be on the conveyancing panel?

We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

Completion of my purchase has taken place for my property in Llanrwst. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I recently had an offer agreed on a house in Llanrwst. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. Soon after, the contacted me to say that they were not on the 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 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.

Due to the encouragement of my in-laws I had a survey completed on a property in Llanrwst in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies will refuse to give a loan on such a property.

It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanrwst. Conveyancing will be smoother if you use a solicitor in Llanrwst especially if they are accustomed to such properties in Llanrwst.

I'm converting the mortgage on my primary property to a buy to let mortgage with and intend to use the remaining equity as a down payment on another property. The location we are looking at is Llanrwst. Will your conveyancers be able to act for both sets of lenders and tie in the two deals?

Make use of our search tool on this site to ensure that the conveyancers are approved by both lenders. Assuming that they are your lawyer should be able to connect the two transactions but you should talk with you solicitor and make clear your expectations and requirements.

I inherited a split level flat in Llanrwst, conveyancing was carried out 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Llanrwst with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 50

You have 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.