The Trefriw conveyancing firm handling our Trefriw conveyancing has uncovered a discrepancy when comparing the information in the valuation survey and what is revealed within the legal papers for the property. My lawyer has advised that he needs to check that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance correct?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Trefriw is where the house is located. Is there any advice you can give?

Flying freeholds in Trefriw are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Trefriw you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trefriw may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am downsizing from my home. My previous lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in Trefriw if that makes things easier.

Please use our search tool to help you choose a solicitor for your conveyancing in Trefriw. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

Is it best to appoint a Trefriw conveyancing solicitor who is local to the property I am purchasing? An old friend can conduct the legal formalities however her office is 400miles drive away.

The benefit of a high street Trefriw conveyancing firm is that you can attend the office to sign documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that must outweigh using an unfamiliar Trefriw conveyancing lawyer solely due to them being round the corner.

I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Trefriw. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Trefriw ?

Most houses in Trefriw are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Trefriw so you should seriously consider shopping around for a Trefriw conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer will appraise you on the various issues.

I own a split level flat in Trefriw, conveyancing was carried out in 2007. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Trefriw with an extended lease are worth £206,000. The ground rent is £45 per annum. The lease ceases on 21st October 2091

With just 66 years remaining on your lease we estimate the premium for your lease extension to range between £12,400 and £14,200 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.