Last June we completed a house move in Talsarnau. We have since encountered a number of problems with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Talsarnau?

The query is not clear as to the nature of the problems and if they are relate to conveyancing in Talsarnau. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a property owner answers a document called a SPIF. answers turns out to be incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Talsarnau.

Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Talsarnau. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Talsarnau?

On the day of completion you do not need to attend the conveyancers office in Talsarnau. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you should be called to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

When it comes to mortgage companies such as RBS, do Talsarnau lawyers have to pay an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

It is unclear whether my lender requires a lease extension. I have called my Talsarnau building society branch on numerous occasions and was advised it wasn't a problem and they will lend. My Talsarnau conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their published requirements. I simply don't know who is right.

Your conveyancer must follow the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Various internet forums that I have come across warn that are the primary reason for stalling in Talsarnau conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Talsarnau.

It has been four months following my purchase conveyancing in Talsarnau concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

There are only Sixty One years left on my lease in Talsarnau. I now want to get lease extension but my landlord is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to find the landlord. For most situations a specialist may be helpful to carry out a search and to produce a report to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Talsarnau.

Talsarnau Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

It would be prudent to find out as much as you can regarding the managing agents as they can either make your life much simpler or problematic. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters such as the upkeep of the common parts. Ask other people whether they are happy with their management. On a final note, find out the dates that the service charges are due to the managing agents and specifically what it includes. Are any of leasehold owners in dispute over their service charge payments? How is the lease structured?