At what point does exchange of contracts occur in residential conveyancing in Caernarfon and am I required to be at the lawyers office?

Where you are in close proximity to one of the conveyancing solicitors in Caernarfon you are welcome to attend to sign contracts. However, the law practices we recommend offer a national conveyancing service and give as equally detailed and professional a job for you when dealing with you electronically. The executing of the contract is not when everything is set in stone. A signed contract is necessary for the conveyancer to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Caernarfon)to be in the office at the appropriate time.

Just had an offer accepted on a new build flat in Caernarfon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Caernarfon

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Caernarfon is the location of the property. What do you suggest?

Flying freeholds in Caernarfon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Caernarfon you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caernarfon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

In my capacity as executor for the will of my father I am selling a house in Cardiff but reside in Caernarfon. My lawyer (based 260 miles from mehas requested that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Caernarfon to witness and place their company stamp on the document?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are based in Caernarfon

I invested in buying a leasehold flat in Caernarfon, conveyancing having been completed 1995. How much will my lease extension cost? Similar properties in Caernarfon with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease runs out on 21st October 50

With 50 years unexpired we estimate the price of your lease extension to range between £36,100 and £41,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.