Me and my partner are acquiring our first house. Our property lawyer has e-mailedto see if we want to order additional conveyancing searches. We are really unsure what's relevant for conveyancing in Rhos On Sea

The scope of Rhos On Sea conveyancing searches depends primarily on the premises, the location, the probability of any of these risks, your knowledge of the area and risks, your general approach to risk. What is important is that you properly appreciate what information the searches could give you. You may then make a decision if you personally think you need that information. Where you are unsure, ask the solicitor to recommend.

Is it the case that all Rhos On Sea conveyancing solicitors on the Virgin Money conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.

We are getting a further advance on our mortgage from HSBC as we intend to carry out alterations to our property in Rhos On Sea. Do we need to select a local Rhos On Sea solicitor on the HSBC conveyancing panel to handle the paperwork?

HSBC don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.

We have a mortgage agreed in principle with Nationwide. Rhos On Sea conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from Nationwide?

Some lenders take longer than others. Have Nationwide completed the survey? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The deeds to our house are lost. The solicitors who dealt with the conveyancing in Rhos On Sea 10 years ago have long since closed. Will I be able to sell the house?

Assuming you have a registered title the details of your ownership will be recorded by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, locate your property and secure current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

Over the last few months I have been searching for a flat up to £195,000 and found one round the corner in Rhos On Sea I like with amenity areas and railway links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Rhos On Sea in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

My wife and I purchased a leasehold house in Rhos On Sea. Conveyancing and Clydesdale mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Rhos On Sea who previously acted has long since retired. Any advice?

First contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Rhos On Sea conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a basement flat in Rhos On Sea, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Rhos On Sea with an extended lease are worth £222,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2097

With 71 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.