I require conveyancing for a flat in a relatively new development (6 years old) in Penrhyn Bay. The vast majority the properties are already disposed of. Is it strictly necessary to order conveyancing searches for my conveyancing in Penrhyn Bay?

You are putting yourself at risk in not carrying out Penrhyn Bay conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that you have them. If timings and driving down costs are primary issues you should consider with your conveyancer about the options such as lack of search insurance available to you

Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Penrhyn Bay so that I can attend their offices when needed.

Nowadays approved lawyers for lenders carry out their work through Royal Mail, e-mail or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in the country. However you should check if you have the option of going to the offices of your conveyancing lawyer if just in case this is required.

I'm the single recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Penrhyn Bay. The Penrhyn Bay property was put into my name in August. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the house in August. Will no one buy the property for half a year?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation chiefly exists to identify the purchase and immediately sell or the wholesaling and assigning of property.

I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Penrhyn Bay conveyancing practitioner on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

I have instructed a Penrhyn Bay property lawyer having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Penrhyn Bay surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Penrhyn Bay?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Penrhyn Bay. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

What advice can you give us when it comes to choosing a Penrhyn Bay conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Penrhyn Bay conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Penrhyn Bay conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Penrhyn Bay who can give a testimonial?

I acquired a 1st floor flat in Penrhyn Bay, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Penrhyn Bay with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2103

With only 80 years unexpired the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.