I need some quick conveyancing in Beaumaris as I am under an ultimatum to sign on the dotted line within one month. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a home loan you have the choice not to have searches carried out although no law firm would advise that you don't. With plenty of history conveyancing in Beaumaris the following are examples of what can be revealed and adversely affect market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...

How does conveyancing in Beaumaris differ for newly converted properties?

Most buyers of new build or newly converted property in Beaumaris come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Beaumaris typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Beaumaris or who has acted in the same development.

Do I need to be concerned that brokers that I am dealing with are recommending a factory type conveyancing firm rather than a High Street Beaumaris conveyancing practice?

As with many professional services, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are numerous people with a vested interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may recommend conveyancers to use. On occasion these conveyancers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the right to choose your preferred lawyer. Don't forget that most banks specify a panel list of law firms you have to use for the lender aspect of your conveyancing.

As co-executor for the estate of my aunt I am disposing of a house in Neath but I am based in Beaumaris. My lawyer (based 300 kilometers from meneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Beaumaris to attest this legal document for me?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Beaumaris

Back In 2009, I bought a leasehold house in Beaumaris. Conveyancing and Barnsley Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Beaumaris who previously acted has long since retired. What should I do?

First make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. There is no need to incur the fees of a Beaumaris conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a 1 bedroom flat in Beaumaris, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Beaumaris with an extended lease are worth £191,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2079

With just 53 years left to run we estimate the price of your lease extension to be between £27,600 and £31,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.