My stepmother advised me that in purchasing a property in Llandudno there may be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?

We are aware of anumerous of properties in Llandudno which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Llandudno should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have paid off my mortgage with Leeds Building Society. I assume I don't need a Llandudno conveyancing practitioner on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Llandudno off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

Do commercial conveyancing searches reveal impending roadworks that could affect a commercial property in Llandudno?

Its becoming the norm that commercial conveyancing solicitors in Llandudno will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Llandudno. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Llandudno.

For each commercial conveyancing transaction in Llandudno it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Llandudno commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Llandudno.

I am looking for a flat up to £235,500 and found one close by in Llandudno I like with a park and station nearby, however it's only got 49 years unexpired on the lease. There is not much else in Llandudno in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

I am downsizing from my property. My previous conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Llandudno if that affects matters.

Do use our search tool to help you find a solicitor for your conveyancing in Llandudno. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

My husband and I are 14 days into a leasehold purchase having been directed to a firm by the estate agent to do our conveyancing in Llandudno. I am am starting to be dissatisfied with the quality of service. Can you help me find new solicitors?

A solicitor would have to be really bad to suggest replacing them. Has your loan offer been sent? In the event that it has you need to inform them of the new contact details and have the loan are issued to the new lawyers. Your solicitor ideally needs to be on the lenders approved list to avoid supplemental fees and complications. That should be your first question of the new lawyers. The search tool will help you find a bank approved solicitor for your conveyancing in Llandudno