A friend pointed out to me me that in purchasing a property in Tywyn there may be a number of restrictions prohibiting external changes to the property. Is this right?

There are anumerous of properties in Tywyn which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Tywyn should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have a mortgage with Lloyds for my property in Tywyn. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?

Your original mortgage agreement with Lloyds will provide that you need their approval before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel lawyer.

Intending to buy a flat in Tywyn. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tywyn solicitor is on the Co-operative conveyancing panel.

I have been told that property searches are a common cause of delay in Tywyn conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Tywyn.

I am buying a new build house in Tywyn with the aid of help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not reveal to my conveyancer about the deal as it will affect my mortgage with the bank. Should I keep quiet?.

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 was pointed in your direction by numerous selling agents in Tywyn to get a quote from a solicitor using your seach tool. What’s the financial incentive for Estate Agents to promote your site ahead of alternative conveyancing organisations?

We refuse to offer any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I want to let out my leasehold apartment in Tywyn. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Even though your previous Tywyn conveyancing solicitor is not available you can check your lease to see if it allows you to sublet the apartment. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you must seek permission from your landlord or some other party before subletting. This means you not allowed to sublet without prior consent. The consent is not allowed to be unreasonably turned down. If your lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.

I am the registered owner of a split level flat in Tywyn, conveyancing formalities finalised February 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Tywyn with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2075

With just 50 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.