In the event thatI was to purchase a straightforward propertyin Old Colwyn for cash and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Old Colwyn?

Any savings you would gain will be limited to the Old Colwyn conveyancing searches. The conveyancing practitioner still be obliged to do everything else - money laundering, correspond with the sellers conveyancer, SDLT return, register the title etc. A marginal saving might be made by not needing to register a mortgage however it will not be a lot.

A colleague pointed out to me me that in purchasing a property in Old Colwyn there may be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?

We are aware of anumerous of properties in Old Colwyn which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Old Colwyn should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We had instructed solicitors with offices in Old Colwyn on the Co-operative solicitor panel. They have just billed me a supplemental charge for dealing with the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to charge a fee for this. This charge is not dictated by Co-operative but by your Old Colwyn solicitor. Numerous firms on the Co-operative panel will levy an ‘acting for lender’ fee and others do not.

I am expecting a AIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Old Colwyn solicitors on the Principality conveyancing panel, or is it better to go independently?

You will need to appoint Old Colwyn solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Old Colwyn?

Its becoming the norm that commercial conveyancing solicitors in Old Colwyn will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Old Colwyn. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Old Colwyn.

For each commercial conveyancing transaction in Old Colwyn it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Old Colwyn commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Old Colwyn.

It has been five months following my purchase conveyancing in Old Colwyn concluded. I have checked the Land Registry website which shows that I paid £150,000 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 property 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Old Colwyn is the location of the property. What do you suggest?

Flying freeholds in Old Colwyn are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Old Colwyn you would need to get your solicitor to go 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 Old Colwyn may determine 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.