I am in the market for a reasonably priced conveyancer. Do I opt for a web based conveyancer or a family Corwen conveyancing lawyer?

In the main conveyancing lawyers in your location will benefit from good connections with your local authority, which could help with the Corwen conveyancing searches that your lawyer will need to carry out. It also helps if they have good connections with the Local Land Registry Office your area Corwen, other property lawyers in the neighbourhood and Corwen Estate Agents.

I am aiming to move house in November. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you recommend a removal company in Corwen. Conveyancing solicitor was chosen before I stumbled across this website.

On the afternoon of completion you will need to pick up the keys from your selling agent however this should only happen when the vendors conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you will need to advise the removal company that they can start moving you in. We are not in a position to suggest a particular removal organisation but can help you choose a residential property solicitor in Corwen or a firm with expertise in conveyancing in Corwen.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Corwen bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Corwen conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.

The lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Nottingham have agreed my home loan in principle, my offer on a house in Corwen has been agreed to, what happens next?

The property agent will wish to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s panel). Call up Nottingham or your broker and finalise any outstanding documentation. Nottingham will instruct a valuer who will get in contact with the estate agent or owners to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Nottingham will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Corwen.

What can a local search tell me regarding the house we're buying in Corwen?

Corwen conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Corwen conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (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 13 subject headings.

Me and my brother purchased a terraced Georgian property in Corwen. Conveyancing lawyer represented me and Leeds Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Corwen and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing practitioner who completed the work.

I have just started marketing my basement apartment in Corwen. Conveyancing lawyers have not yet been instructed, but I have just received a yearly service charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal as all ground rent and maintenance charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a ground floor flat in Corwen, conveyancing was carried out in 2002. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Corwen with over 90 years remaining are worth £227,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2097

With only 72 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.