Can you recommend a Halifax approved Bethesda conveyancing conveyancer who can have us moved in within under 3 weeks? Am I best advised to choose a local Bethesda solicitor or a national conveyancer?

We can recommend some very good Bethesda conveyancing firms. Another option is to visit the main road in Bethesda. Go in to some well established firms and ask to see a conveyancing solicitor for a quote. Explain your time frames together with your reasons and ask for a commitment on your deadline. Choose the lawyer that appears most efficient.

three months have elapsed following my purchase conveyancing in Bethesda completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing a new build house in Bethesda benefiting from help to buy. The builders refused to reduce the price so I negotiated £7000 of additionals instead. The property agent told me not reveal to my conveyancer about the deal as it will adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a leasehold apartment up to £305k and identified one round the corner in Bethesda I like with amenity areas and station nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Bethesda in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

What does commercial conveyancing in Bethesda cover?

Non domestic conveyancing in Bethesda incorporates a wide range of advice, offered by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.