My wife and I buying a victorian detached house in Llangefni. Our aim is to an extension at the rear at the property.Will legal due diligence on the property involve enquiries to see if these alterations are prohibited?

Your solicitor will check the registered title as conveyancing in Llangefni can on occasion reveal restrictions in the title deeds which prevent categories of changes or need the permission of a 3rd party. Many extensions need local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

My partner and I have organised the release of further monies on our home loan from Leeds Building Society as we wish to carry out a loft conversion to our house in Llangefni. Do we need to select a bricks and mortar Llangefni solicitor on the Leeds Building Society conveyancing panel to handle the legals?

Leeds Building Society do not ordinarily require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.

Completion of my purchase has taken place for my property in Llangefni. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

My wife and I are downsizing from our home in Llangefni and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Llangefni. Having lived in Llangefni for 4 years we know of no issue. Should we contact our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I completed on my home on 13 October and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Llangefni said it would be registered inside ten days. Are titles in Llangefni uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Llangefni registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and if the Land registry communicate with any other parties. As of today in the region of three quarters of such applications are fully addressed within 12 days but occasionally there can be protracted hold-ups. Historically registration takes place after the buyer has moved in to the property so 'speed' is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.

In surfing the web for the phrase cheap conveyancing in Llangefni it brings up many conveyancersin the area. With so much choice what is the best way to find the suitable property lawyer for my move?

The preferential method of finding the right conveyancer is through a trusted recommendation, so enquire of colleagues and relatives who have bought a property in Llangefni or the respected estate agent or financial adviser. Charges for conveyancing in Llangefni differ, so it's a good idea to obtain a minimum of four fee estimates from different solicitors. Make sure that you clarify what costs in the quote includes.

I am in need of some leasehold conveyancing in Llangefni. Before I get started I would like to find out the unexpired term of the lease.

If the lease is registered - and almost all are in Llangefni - 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 bought a 1 bedroom flat in Llangefni, conveyancing formalities finalised 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Llangefni with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2105

With 80 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

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 detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.