I am buying a terraced house in Trefriw. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Trefriw you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Trefriw.

I am helping my step-mother sell her property in Trefriw. Will the solicitor arrange the energy assessment or do I organise this?

Following the abolition of Home Information Packs, EPC’s was retained a compulsory component of selling a house. An energy performance certificate needs to be to hand in advance of the property being placed on the market. It is not a task that solicitors ordinarily organise. Where you are instructing a Trefriw conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with reputable local providers

I am purchasing a victorian detached house in Trefriw. We would like to convert the garage to an office at the house.Will legal investigations on the property involve investigations to see if these alterations are allowed?

Your solicitor should check the registered title as conveyancing in Trefriw can on occasion reveal restrictions in the title deeds which prohibit categories of alterations or need the consent of a 3rd party. Certain additions require local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

I have paid off my mortgage with Nottingham. I assume I don't need a Trefriw conveyancing practitioner on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

My partner and I are downsizing from our home in Trefriw and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an online conveyancing outfit rather than a conveyancing solicitor in Trefriw. Having lived in Trefriw for six years we know of no issue. Do we get in touch with our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I'm buying a new build house in Trefriw with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about the deal as it will impact my mortgage with Nationwide Building Society. 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.

Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Trefriw I like with a park and railway links in the vicinity, however it only has 49 years unexpired on the lease. I can't really find anything else in Trefriw for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.