Am I correct in assuming that the fact that my conveyancer in Bangor is not listed on my lender's solicitor panel that there is a problem with the quality of her conveyancing?

That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Bangor conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

We note that you have a search directory identifying firms on the Nottingham conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Bangor?

We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bangor.

My uncle advised me that in buying a property in Bangor there could be a number of restrictions prohibiting external alterations to the property. Is this right?

We are aware of anumerous of properties in Bangor which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Bangor should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

The mortgage over my property is with Aldermore for my property in Bangor. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

You must advise Aldermore in advance of letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.

Coventry BS have agreed my mortgage in principle, my offer on a flat in Bangor has been agreed to, what happens next?

Your property agent will need to be advised as to your conveyancing practitioner's details (be sure the solicitors are on the lender’s approved list). Contact Coventry BS or the broker and complete any relevant paperwork. Coventry BS will appoint a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Coventry BS will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bangor.

Have purchased a a terraced house in Bangor , how long should it take for the Land Registry to record my ownership? My Bangor conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are concluded.

There is nothing unique when it comes to conveyancing in Bangor registration formalities. Rather than based on location, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any interested persons or bodies. As of today in the region of three quarters of submission are completed within two weeks but some can be subject to protracted delays. Registration occurs after the new owner is living at the property thus 'speed' is not always primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.

Do you have any top tips for leasehold conveyancing in Bangor with the purpose of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Bangor can be reduced if you appoint lawyers as soon as you market your property and ask them to put together the leasehold documentation needed by the purchasers’ conveyancers.
The majority of freeholders or managing agents in Bangor levy fees for providing management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Bangor. You may think that you are aware of the number of years remaining on your lease but you should double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. A minority of Bangor leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.

I purchased a garden flat in Bangor, conveyancing formalities finalised April 2000. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Bangor with an extended lease are worth £175,000. The ground rent is £65 invoiced annually. The lease terminates on 21st October 2082

With just 58 years unexpired we estimate the premium for your lease extension to range between £23,800 and £27,400 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.