I was notified yesterday by my broker that my Old Colwyn the law firm I have appointed is not on the lender Conveyancing panel. How can I be certain that this is indeed the case?

The first thing you need to do is to call your Old Colwyn lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may be able to suggest a Old Colwyn conveyancing firm that is on the approved list of lawyers for your mortgage company.

My partner and I are intent on selling our property in Old Colwyn and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using an internet conveyancing firm rather than a conveyancing solicitor in Old Colwyn. Having lived in Old Colwyn for 5 years we know of no issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

four months have elapsed since my purchase conveyancing in Old Colwyn completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Over the last few months I have been searching for a ground for flat up to £305k and identified one near me in Old Colwyn I like with a park and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Old Colwyn suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage the remaining unexpired lease term may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £200,000 apartment in Old Colwyn in just under a week. The landlords agents has quoted £372 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Old Colwyn?

Old Colwyn conveyancing on leasehold maisonettes typically necessitates fees being levied by management companies :

Completing pre-exchange questions Where consent is required before sale in Old Colwyn Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Old Colwyn leasehold premises is £350. For Old Colwyn conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

Old Colwyn Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing

On the whole the cost for major works are not included within service charges, although there some managing agents in Old Colwyn obliged leasehold owners to pay into a sinking fund created for the specific purpose of establishing a fund for major works. Are any of leasehold owners in arrears of their service charge liability? Who is in charge of the building?