I used Action Conveyancing several years ago for my conveyancing in Llanbedr. Now, I need my files however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanbedr of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Llanbedr. 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 is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Llanbedr

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.

We are a fortnight into a leasehold purchase having been directed to a firm by the estate agent to perform conveyancing in Llanbedr. I am am extremely frustrated with the level of service. Can you help me find new solicitors?

They would need to be really bad to suggest replacing them. Has the mortgage been sent? In the event that it has you must advise them of the new contact details and have the mortgage documents are re-issued. Your new solicitor ideally should be on the mortgage company approved list to avoid supplemental expenses and delays. That should be your starting point. Our find a solicitor tool can help you find a bank approved lawyer for your home move in Llanbedr

We expect to complete the sale of our £150,000 apartment in Llanbedr next Wednesday. The managing agents has quoted £396 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Llanbedr?

Llanbedr conveyancing on leasehold flats normally necessitates the purchaser’s lawyer submitting questions for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be willing to assist. They are at liberty to levy a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some cases it exceeds £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, otherwise the invoice is technically not due. In reality you have no option but to pay whatever is requested of you if you want to complete the sale of your home.

I am the registered owner of a ground floor flat in Llanbedr, conveyancing having been completed 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Llanbedr with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2084

With just 59 years unexpired we estimate the price of your lease extension to span between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" 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 in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

I have recently had an offer accepted on a leasehold flat in Llanbedr and the mortgage adviser that we are dealing with recommended his property lawyer. They quoted £800 plus VAT and disbursements. Does this sound like a good deal?

You should not rely on a single quote. One should obtain like-for-like quotes for your conveyancing in Llanbedr. Then choose one that you trust and crucially, is on the approved panel of the bank that you have applied for a mortgage from.