We are buying a terrace house in Rhosesmor. Our aim is to convert the garage to an office at the house.Will legal conveyancing on the property include investigations to see if these works are permitted?

Your property lawyer will review the deeds as conveyancing in Rhosesmor will occasionally reveal restrictions in the title deeds which prevent categories of alterations or necessitated the permission of another owner. Some works need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

How can we know in advance if a Rhosesmor conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in Rhosesmor getting recommendations is a good start. 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 advertising the lowest fees. We would always advise that you speak with the lawyer handling your transaction.

I recently had an offer accepted on an apartment in Rhosesmor. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £225. A few days later, the lawyer called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should my conveyancer be raising questions about flooding during the conveyancing in Rhosesmor.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Rhosesmor. There are those who purchase a property in Rhosesmor, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, but there are a various checks that may be undertaken by the purchaser or by their conveyancers which will give them a better appreciation of the risks in Rhosesmor. The conventional set of information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to find out whether the property has historically flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer could bring a compensation claim as a result of such an inaccurate reply. The buyer’s lawyers may also order an environmental report. This should indicate if there is any known flood risk. If so, additional inquiries will need to be carried out.

I opted to have a survey carried out on a property in Rhosesmor prior to instructing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders may refuse to grant a loan on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Rhosesmor. Conveyancing may be slightly more expensive based on your lender's requirements.

Estate agents have just been given the go-ahead to market my ground floor apartment in Rhosesmor. Conveyancing is yet to be initiated, but I have just had a quarterly service charge invoice – what should I do?

It best that you clear the service charge as usual as all ground rent and service invoices will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a garden flat in Rhosesmor, conveyancing having been completed 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Rhosesmor with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease expires on 21st October 2082

With just 58 years remaining on your lease we estimate the price of your lease extension to span between £22,800 and £26,400 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.

Been on the hunt for a conveyancer for freehold sale conveyancing in Rhosesmor. I'm selling, uncomplicated no mortgage to discharge, no hurry, no onward purchase. Got a quote from a solicitor for £800 plus VAT which is a tad high considering its so straightforward. Can I pay less for conveyancing in Rhosesmor?

Considering it’s a sale only, £450 + VAT would be about the cheapest for sale conveyancing in Rhosesmor.