I was recommended to a lawyer who has sent a quote for £1200 for fixed fee conveyancing in Amlwch. I am looking to sell a purpose built detached home for £275,000. This sounds over the top. Is it in excess of what I should be paying for conveyancing in Amlwch?

The charges are a little high. If you shop around you might trim some of the expense by perhaps £100 plus VAT. That being said, you couldcome to regret opting for an an unknown lawyer. Don't forget to enquire the conveyancer can act for your lender. You can make use of our comparison tool to locate a Amlwch conveyancing company on the banks member panel which can often include conveyancing solicitors in Amlwch.

I own a freehold premises in Amlwch but still invoiced for rent, why is this and what is this?

It is rare for properties in Amlwch and has limited impact for conveyancing in Amlwch but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

I am looking for a conveyancing practitioner in Amlwch for my sale. Is there any facility to review a firm’s complaints history with the profession’s regulator?

Members of the public may find documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded call for training reasons.

I've recently bought a leasehold flat in Amlwch. Am I liable to pay service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a 1 bedroom flat in Amlwch, conveyancing was carried out in 2005. Can you work out an approximate cost of a lease extension? Comparable properties in Amlwch with a long lease are worth £227,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2096

With only 71 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

Am in the process of buying my first property in Amlwch. Conveyancing lawyer already chosen. The mortgage adviser suggested that a survey is not necessary as the property was only constructed in 2001.

The bare minimum you need a Home Buyer's Report. Given the residence was constructed more than a decade ago the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could be enough. The report should highlight any apparent issues and suggest additional investigation where relevant. Where there are any indications of material issues seek a full structural survey.