Can you point me to a directory of Lloyds panel conveyancers in Llandudno on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings open the public on the web. Where you are looking for a Llandudno property lawyer on the Lloyds please make the most of our tool.

I am expecting a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Llandudno solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?

You will need to appoint Llandudno solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

Completion of my purchase has taken place for my property in Llandudno. Conveyancing was a necessary evil 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 Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. 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.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Llandudno?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Llandudno. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am purchasing my first flat in Llandudno benefiting from help to buy. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not to tell my solicitor about the extras as it may adversely affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a flat up to £195,000 and found one round the corner in Llandudno I like with amenity areas and transport links nearby, however it only has 52 remaining years left 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?

Should you need a home loan the remaining unexpired lease term may be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

We expect to complete the sale of our £275,000 apartment in Llandudno next Wednesday. The landlords agents has quoted £336 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Llandudno?

Llandudno conveyancing on leasehold maisonettes usually necessitates the purchaser’s conveyancer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address these enquiries most will be content to assist. They are at liberty to charge a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some transactions it exceeds £800. The management information fee demanded by the landlord must be sent together with a synopsis of rights and obligations in respect of administration fees, otherwise the charge is not strictly payable. Reality however dictates that one has no choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.

Leasehold Conveyancing in Llandudno - A selection of Questions you should consider Prior to Purchasing

Is there a share of the freehold? If a Llandudno lease has less than 80 years it will have adverse implications on the value of the flat. Check with your lender that they are happy with remaining years on the lease. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of what this would cost. Remember, in most cases you would be be obliged to have been the owner of the residence for a couple of years before you are eligible to exercise a lease extension. Can you tell me if there are any major works anticipated that could add a premium to the maintenance costs?