I am getting a mortgage with Santander. I intend to enlist the help of a Licensed Conveyancer in Llandudno Junction. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?

The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I am expecting a DIP from 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 recommend any Llandudno Junction solicitors on the conveyancing panel, or is it better to find our own lawyer?

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

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Llandudno Junction building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Llandudno Junction conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.

Provided that the is on the mortgage company approved list, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am selling my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being problematic. The Llandudno Junction solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The deeds to our house are lost. The solicitors who did the conveyancing in Llandudno Junction years ago no longer exist. What are my next steps?

You no longer need to hold title deeds to prove you own the land or property, given that the Land Registry have everything they need in a digital format.

I'm purchasing a new build house in Llandudno Junction with a loan from . The developers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not disclose to my lawyer about this side-deal as it could affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Having had my offer accepted I require leasehold conveyancing in Llandudno Junction. Before diving in I want to be sure as to the remaining lease term.

If the lease is registered - and 99.9% are in Llandudno Junction - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a ground floor flat in Llandudno Junction, conveyancing having been completed in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Llandudno Junction with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 50

With only 50 years unexpired we estimate the price of your lease extension to range between £36,100 and £41,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.