We were about to choose a conveyancing solicitor in Llanrwst found using your comparison tool but stumbled across alternative fee calculations on the internet appear cheaper – why is this?

One can find plenty of conveyancing organisations advertising pretending to offer cheap conveyancing, yet more often than not supplementalcosts end up with the final invoice markedly uplifted. According to the Legal Ombudsman charges set out in terms and conditions should be equitable and be applied The solicitors that we list for conveyancing in Llanrwst specify all charges for a domestic conveyancing case.

There are numerous conveyancing solicitors in Llanrwst but how do I know who I should use?

Do not opt for the lowest Llanrwst conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am assisting my sister sell her property in Llanrwst. Will the conveyancing solicitor arrange the energy performance certificate or do I organise this?

After the abolition of Home Packs, energy assessments was retained a required component of selling a house. An EPC should be commissioned before the property is marketed. It is not something that law firms normally organise. Where you are using a Llanrwst conveyancing solicitor they may help arrange EPC’s given their contacts with reputable local assessors

When it comes to mortgage companies such as TSB, do Llanrwst property lawyers face a fee to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Me and my brother own a renovated Victorian property in Llanrwst. Conveyancing lawyer represented me and Santander. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Santander to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanrwst and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing lawyer who carried out the work.

Due to the input of my in-laws I had a survey completed on a property in Llanrwst in advance of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend not issue a loan on a flying freehold property.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llanrwst. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanrwst to see if the conveyancing costs will increase in light of this.

Can you offer any advice when it comes to finding a Llanrwst conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a Llanrwst conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Llanrwst conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

What are the costs for lease extension conveyancing? If they are not ALEP accredited then what is the reason?

Llanrwst Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing

The answer will be useful as a) areas can result in problems in the block as the common areas may begin to deteriorate if services are not paid for b) if the leaseholders have an issue with the running of the building you will want to have complete disclosure What is the annual maintenance fee and ground rent? Who takes charge for maintaining and repairing the block?