Do all mortgage companies provide you with an approved list of Conwy conveyancing solicitors? How do you know who is on the Nottingham conveyancing panel?

Conwy conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.

What does a local search inform me regarding the house we're buying in Conwy?

Conwy conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Xpress Legal The local search plays an important role in most Conwy conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

I am looking for a flat up to £195,000 and identified one close by in Conwy I like with amenity areas and station in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Conwy in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan the shortness of the lease will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.

I have been pointed in your direction by two or three local estate agents in Conwy to select a solicitor using your seach tool. Is there a financial incentive for Estate Agents to offer your lawyers over and above another?

We refuse to give any commission for sending work in our direction. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

Having had my offer accepted I require leasehold conveyancing in Conwy. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

If the lease is recorded at the land registry - and 99.9% are in Conwy - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a 1 bedroom flat in Conwy, conveyancing was carried out April 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Conwy with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2092

With just 67 years unexpired we estimate the premium for your lease extension to span between £10,500 and £12,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.