Having been recommended your service we were going to use a conveyancing solicitor in Bangor found by you but have come across alternative estimates via the web appear cheaper – how come?

There are numerous firms promoting pretending to offer cheap conveyancing, unfortunately it’s common in such cases for extracharges end up with the closing fee being inflated. According to the Legal Ombudsman costs outlined in terms of business should be equitable and be applied The law firms that we put forward for conveyancing in Bangor specify all charges for a domestic conveyancing transaction.

It is 10 years ago since I purchased my house in Bangor. Conveyancing solicitors have now been retained on the sale but I can't track down my deeds. Will this cause complications?

You need not be too concerned. First there is a chance that the deeds will be retained by your lender or they could be archived with the lawyers who handled your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Bangor involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.

A colleague advised me that where I am purchasing in Bangor I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Bangor conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Bangor around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bangor Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Bangor Education with plans and statistics, Local Amenities and other useful information regarding Bangor.

What are your top tips when it comes to finding a Bangor conveyancing practice to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Bangor conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Bangor conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

What volume of lease extensions has the firm carried out in Bangor in the last 12 months? If they are not ALEP accredited then what is the reason?

Bangor Leasehold Conveyancing - Examples of Queries Prior to buying

Is there a share of the freehold? What is the name of the managing agents? Is anyone aware of any major works on the horizon that could add a premium to the service costs?

When it comes to my conveyancing in Bangor should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Bangor conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.