I am buying a property for cash in Towyn. I have lived for the previous 20 years in Towyn. Conveyancing searches are exorbitant. Given that I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then almost all of the Towyn conveyancing searches are at your discretion. Your conveyancer will 'advise', no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of advice. One thing to consider; if you are going to dispose of the house at a future date, it could be of importance to your future buyer what the searches reveal. There are plenty of instances where houses with apparent issues can still reveal unexpected search results. A competent conveyancing solicitor in Towyn should be able to give you some constructive advice here.

We are purchasing a flat in Towyn. I might seem paranoid but how we can trust a lawyer? On completion day we have to send funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a garden flat in Towyn. Do I pick up the keys to the house on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Towyn?

On the day of completion you will not be required to go to the conveyancers office in Towyn. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.

I am the single recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Towyn. The Towyn property was put into my name in October. I plan to dispose of the house. I understand that there is a CML six month 'rule', meaning my property ownership may be considered the same way as though I had purchased the house in October. Is the property unsalable for six months?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How practical a view lenders take of it, depend on the lender as this clause is principally there to identify subsales or the wholesaling and assigning of properties.

I got the keys to my house on 5 November and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Towyn expressed confidence that it will be formalised in a couple of weeks. Are titles in Towyn particularly slow to register?

As far as conveyancing in Towyn is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether it is in order and if the Land registry communicate with any third parties. At present approximately 80% of submission are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected once the purchaser is living at the premises therefore an expedited registration is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

I am purchasing my first flat in Towyn with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my conveyancer about this deal as it could adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I only have 62 years left on my lease in Towyn. I now want to extend my lease but my landlord is absent. What should I do?

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 an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you have done all that could be expected to track down the lessor. For most situations an enquiry agent would be helpful to conduct investigations and to produce a report to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Towyn.

I inherited a basement flat in Towyn, conveyancing was carried out February 1998. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Towyn with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2095

You have 70 years remaining on your lease we estimate the premium for your lease extension to span 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 cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.