I am in need of a conveyancer. Do I opt for a national conveyancer rather than a local Old Colwyn conveyancing solicitor?

Generally conveyancing solicitors in your area will enjoy strong relationships with your local authority, which can assist with your Old Colwyn conveyancing searches that your solicitor will require. It can only be a plus if they have existing relationships with the Land Registry covering your area Old Colwyn, other lawyers in the area and Old Colwyn property agents.

Do all mortgage companies provide you with an approved list of Old Colwyn conveyancing solicitors? How do you know who is on the RBS conveyancing panel?

Old Colwyn conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.

2 months have elapsed following my purchase conveyancing in Old Colwyn completed. I have checked the Land Registry website 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 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.

Looking forward to sign contracts shortly on a basement flat in Old Colwyn. Conveyancing solicitors inform me that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Old Colwyn should include some of the following:

Whether your lease has a provision for a sinking account for major works? You should have a good understanding of the insurance obligations The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. The length of the lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years Advice as to the provision in the lease to pay service charges - in respect of the block, and the wider rights a lessee enjoys

I am the registered owner of a 1st floor flat in Old Colwyn, conveyancing having been completed in 2007. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Old Colwyn with a long lease are worth £179,000. The ground rent is £65 per annum. The lease ends on 21st October 2079

You have 57 years left to run we estimate the price of your lease extension to be between £26,600 and £30,800 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 renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

The conveyancing solicitors undertaking our conveyancing in Old Colwyn has sent papers to review that indicate that the property is unregistered with epitome documents. Why is the property not currently recorded at the Land Registry?

The majority of property in Old Colwyn is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Old Colwyn conveyancing practitioners will be familiar with such matters but in the event that uncertainty prevails the standard proposition these days is for the seller to register the title first and subsequently deal with the dispose of the property to the purchaser - this this chain of events will result in a significant delay.