My partner and I are acquiring a maisonette in Towyn. My lawyer has never been on on the bank conveyancing panel. Is it possible for me to continue with my Towyn conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?

You will need to use a to deal with the formalities if you require a mortgage to buy your property. The will carry out all the appropriate legal checks on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in order. One may appoint a Towyn of your choosing. However, where the selected is not on the mortgage company approved list further fees will be levied as separate legal representation will be required by them. Lender panel applications can be submitted, so where your conveyancer has not previously sought membership they should take the chance to apply.

My partner and I are only a couple days away from an exchange on a flat in Towyn and my parents have transferred the ten percent deposit to my . I am now informed that as the deposit has not arrived from me my needs to disclose this to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

The is legally required to clarify with the bank to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

I used Stirling Law a few years past for my conveyancing in Towyn. Now, I need my documents however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Towyn of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

We're new to the buying process - agreed a price, yet the property agent has warned us that the vendor will only proceed if we use their chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Towyn

We suspect that the owner is unaware of this request. If they require ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you are going to use your own,trusted Towyn conveyancing firm - not the ones that will provide the estate agent a kickback or meet his conveyancing thresholds demanded by HQ.

I am the registered owner of a 2 bed flat in Towyn, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Towyn with a long lease are worth £165,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 50

You have 50 years left to run we estimate the price of your lease extension to range between £36,100 and £41,800 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.