We wanted to use a property lawyer in Aberdovey for our house purchase. Our financial adviser informed us that our mortgage company Norwich and Peterborough Building Society won't deal with them. Surely this is unfair competition?

A bank can require a panel solicitor act for it. Borrowers are expected to bear the charges for this. Try using our tool to select a solicitor to conduct conveyancing in Aberdovey on the Norwich and Peterborough Building Society approved list of solicitors.

My wife and I are planning on selling our property in Aberdovey and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Aberdovey. We have lived in Aberdovey for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to check with 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 life insurance to cover that same illness)

The estate agent has sent us the confirmation of our purchase of a new build flat in Aberdovey. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Aberdovey

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.

Having checked my lease I have discovered that there are only Sixty One years unexpired on my lease in Aberdovey. I need to extend my lease but my landlord is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the landlord. In some cases a specialist may be helpful to try and locate and prepare a report to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the application to the County Court overseeing Aberdovey.

Aberdovey Leasehold Conveyancing - Examples of Queries Prior to buying

Are any of leasehold owners in arrears of their service charge liability? Does this lease have in excess of 90 years unexpired? Does the lease contain onerous restrictions?

My wife is purchasing a leasehold apartment in Aberdovey. Conveyancing quotes are coming in at around £1650. Is that in the right ballpark?

The average fee last year for conveyancing in Aberdovey was just under one thousand five hundred pounds not including SDLT and Land Registry fees.