I require conveyancing for a flat in a fairly new development (seven years old) in Mold. The vast majority the properties are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Mold?

Where you are obtaining a mortgage, your lender will need some (many) of the searches so you'll have no choice. If not, then Mold conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Mold.

I am in the process of refinancing my flat in Mold, does my lawyer need to be on the Bank of Ireland Solicitor panel?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Various internet forums that I have visited warn that are the number one reason for obstruction in Mold conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Mold.

What advice can you give us when it comes to finding a Mold conveyancing practice to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Mold conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Mold conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the legal fees for lease extension conveyancing? How familiar is the practice with lease extension legislation?

I bought a ground floor flat in Mold, conveyancing was carried out 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Mold with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2096

With just 71 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

Are the Mold conveyancing lawyers identified as being on the lender conveyancing panel, together with their details provided by the lender?

Mold law firm practices and firms carrying out conveyancing in Mold themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the mortgage company directly.