As someone unfamiliar with the Hawarden conveyancing process what’s the number one tip you can impart concerning the legal transfer of property in Hawarden

Not many law firms or advisers will tell you this but conveyancing in Hawarden and elsewhere in is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the legal transfer of property. For example, the seller, estate agent and sometimes the lender. Appointing a lawyer for your conveyancing in Hawarden is a critical decision as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to look after your best interests and to protect you.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. You must always trust your lawyer ahead of all other players when it comes to the legal assignment of property.

I moved into my home on 3 February and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Hawarden expressed confidence that it should be formalised in a couple of weeks. Are transfers in Hawarden particularly slow to register?

As far as conveyancing in Hawarden is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd parties. At present in the region of three quarters of such applications are fully addressed within two weeks but some can be subject to protracted delays. Historically registration is effected once the purchaser has moved in to the property so an expedited registration is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.

I am looking for a leasehold apartment up to £195,000 and found one close by in Hawarden I like with open areas and transport links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Hawarden for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a home loan that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I have been sourcing a conveyancing lawyer in Hawarden for my home move. Is it possible to review a solicitor's record with the profession’s regulator?

One can review published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.

I am the registered owner of a 1st floor flat in Hawarden, conveyancing formalities finalised in 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Hawarden with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 50

With just 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.