Is it the case that all Llanbedrog solicitors on the Kent Reliance conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.

Completion of my purchase has taken place for my property in Llanbedrog. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

It is not clear whether my bank requires a lease extension. I have telephoned my Llanbedrog bank branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Llanbedrog conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.

Your conveyancer must follow the Council of Mortgage Lenders’ Handbook section two specifications 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.

I own a terraced Georgian house in Llanbedrog. Conveyancing lawyer represented me and The Mortgage Works. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?

You need to review 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 Llanbedrog and other areas of 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 purchasers. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.

We are a fortnight into a leasehold purchase having been directed to solicitors by the high street agent to do our conveyancing in Llanbedrog. I am not happy. Could you you assist me in finding new conveyancers?

A conveyancer would need to be very poor to suggest replacing them. Has the mortgage offer been generated? If so you need to inform them of the replacement solicitor and get the loan are issued to the new lawyers. The conveyancer should be on the banks panel to avoid added costs and delays. So that should be your first question of the new solicitors. The search tool will assist you in finding a lender approved solicitor for your conveyancing in Llanbedrog

Last July I purchased a leasehold property in Llanbedrog. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a split level flat in Llanbedrog, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Llanbedrog with a long lease are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2086

With 61 years unexpired the likely cost is going to span between £19,000 and £22,000 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

I am purchasing a ground floor flat in Llanbedrog. Conveyancing lawyer has been awaiting, from the seller, building insurance documents. Earlier today I was advised that the vendor needs to forward the insurance schedule for the flat above also. Why would my conveyancing practitioner want to check the insurance for the flat above? Is it really required? We have been waiting for the previous two weeks…

It is not unheard of in leasehold conveyancing in Llanbedrog to discover Conveyancing in Llanbedrog in a minority of cases reveals that the lease provides for the tenant's to insure their individual flats as opposed to the freeholder insuring the whole building - which is clearly preferable. Do clarify with your property lawyer but it would appear that your conveyancing practitioner is looking to establish that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reinstated due to lack of insurance.