Unfortunately I am unable to travel far from Llanrwst. Is there a reason why all Llanrwst conveyancers are not on all lender panels?

As unjust as it may seem for banks to restrict who can represent them, from the public’s or conveyancer’s standpoint, the the contrary view is that lenders are increasingly anxious and regard it crucial to protect them from mortgage fraud. As a result of this concern mortgage companies have consolidated their panel of approved conveyancing lawyers to a manageable size.

I am selling my home in Llanrwst. Will my property lawyer need to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Llanrwst is where the house is located. Is there any guidance you can impart?

Flying freeholds in Llanrwst are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanrwst you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanrwst may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Harry (my fiance) and I may need to rent out our Llanrwst garden flat for a while due to a new job. We used a Llanrwst conveyancing practice in 2004 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

The lease governs the relationship between the freeholder and you the flat owner; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Llanrwst do not prevent subletting altogether – such a clause would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I invested in buying a studio flat in Llanrwst, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Llanrwst with over 90 years remaining are worth £222,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2095

With 70 years left to run the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

Is planning permission necessary to convert a single dwelling into multiple appartments in Llanrwst? This has been carried out to a property adjacent to a relative in Llanrwst and was not aware of it happening until it was complete.

Planning permission is required for converting a single house in Llanrwst into apartments but possibly not for converting once again to single dwelling-house so, simply put, yes.