Please help. My Prestatyn lawyer is assuring me that she is duty bound toorder Prestatyn conveyancing searches asthe firm are on the Nat Westconveyancing panel. Is my lawyer correct?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Prestatyn conveyancing searches.

How can we know in advance if a Prestatyn conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in Prestatyn obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.

I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Prestatyn solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

Completion of my remortgage has taken place for my property in Prestatyn. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

How does conveyancing in Prestatyn differ for new build properties?

Most buyers of new build or newly converted property in Prestatyn approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Prestatyn tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Prestatyn or who has acted in the same development.

I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it more attractive. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Prestatyn. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

The majority of houses in Prestatyn are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Prestatyn in which case you should be shopping around for a Prestatyn conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer will appraise you on the various issues.

Leasehold Conveyancing in Prestatyn - Examples of Questions you should consider before buying

This information is important as a) areas can cause problems in the building as the communal areas may begin to deteriorate if maintenance are not paid for b) if the tenants have a dispute with the managing agents you will need to have full disclosure Most Prestatyn leasehold flats will incur a service bill for maintenance of the block set on behalf of the landlord. Where you purchase the apartment you will have to meet this amount, usually in instalments during the year. This can vary from a few hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all probability there will be a rentcharge to be met yearly, this is usually not a significant amount, say about £25-£75 but you need to check as on occasion it could be prohibitively expensive. Who manages the block?

I own a leasehold flat in Prestatyn. Conveyancing was completed in five years ago. I have heard that I mustn’t let the the remaining lease term to fall too short. Why is that a problem?

Prestatyn leasehold properties are for a set period - normally just under one hundred years when they are first granted. However many flats in Prestatyn were built or converted 20 or more years ago and so such leases now have fewer than 80 years remaining. This may seem like a long time however Banks, Building Societies and other mortgage companies generally require leases to have at least 75 years remaining to adequate security. Accordingly when you come to sell the property you will need a lease extension if you are approaching 75 years. To optimize the marketability of your property you should be thinking about whether or not to extend your lease long before you come to sell it. There are also significant benefits to doing so before the lease hits 80 years as when the lease falls below 80 years the premium you have to pay to extend starts to increase.