I instructed a local firm for my conveyancing in Rhos On Sea today. After carefully reading the Terms I seeI am on the hook for charges even if the dealdoes not go ahead. Should I go with them or instruct a web based conveyancing company promising no completion no charge conveyancing in Rhos On Sea?

It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be more expensive to cover those cases that do not go ahead. Do bear in mind that such promotions generally do not protect you from disbursements such your Rhos On Sea conveyancing search fees.

We are buying a new build duplex in Rhos On Sea and my conveyancer is advising me that she is duty bound to the lender to reveal incentives from the seller. The Estate Agents are hassling me to sign contracts and I don't want to prolong deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I was recommended by a few property agents in Rhos On Sea to select a conveyancer on your site. What’s the financial incentive for Estate Agents to market your site rather than another?

We don’t give any financial incentive for directing people our way. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

We're novice buyers - agreed a price, but the selling agent has warned us that the vendor will only proceed if we instruct their recommended solicitors as they want an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Rhos On Sea

It is highly unlikely the sellers are driving this. If they require ‘a quick sale', alienating a serious buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you are going to instruct your own,trusted Rhos On Sea conveyancing firm - as opposed tothe ones that will provide the estate agent a introducer fee or hit his conveyancing figures pre-set by senior management.

Helen (my wife) and I may need to sub-let our Rhos On Sea garden flat for a while due to taking a sabbatical. We instructed a Rhos On Sea conveyancing practice in 2002 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?

Notwithstanding that your last Rhos On Sea conveyancing lawyer is not around you can review your lease to check if you are permitted to let out the apartment. The accepted inference is that if the lease is non-specific, subletting is permitted. There may be a precondition that you must obtain permission via your landlord or some other party in advance of subletting. This means that you cannot sublet without first obtaining permission. The consent should not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord for their consent.

I inherited a garden flat in Rhos On Sea, conveyancing formalities finalised in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Rhos On Sea with an extended lease are worth £211,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2093

With 68 years left to run the likely cost is going to range between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.