The Deganwy conveyancing solicitors that just started acting on my purchase in Deganwy have without warning shut down. I chose them because I needed a firm on the Nottingham conveyancing panel and my family Deganwy lawyer was not. I cut them a cheque for £250 in advance. What should be my next steps?

If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

I am aiming to move house in January. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Deganwy. Conveyancing solicitor was organised before I stumbled across this page.

On the afternoon of completion you can pick up the house keys from the selling agent however this should only be done when the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you can inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you locate a conveyancing in Deganwy or a solicitor with expertise in conveyancing in Deganwy.

I have paid off my mortgage with UBS. I assume I don't need a Deganwy conveyancing practitioner on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

After shopping around on the internet I have found a Deganwy lawyer having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?

Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Deganwy postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Deganwy.

Due to the encouragement of my in-laws I had a survey completed on a house in Deganwy in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend refuse to issue a mortgage on this type of property.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you contact us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Deganwy. Conveyancing will be smoother if you use a solicitor in Deganwy especially if they are acquainted with such properties in Deganwy.

I'm refinancing my existing house to a buy to let loan with The Mortgage Works and I will use the rest of the raised equity towards another property. The neighborhood we are talking about is Deganwy. Will your solicitors be able to act for both sets of lenders and tie in the two deals?

Do use our comparison tool on this site to ensure that the conveyancers are on the appropriate lender panels. Assuming that they are your conveyancer will be able to tie up the two transactions but you should talk with you conveyancer and specify your expectations and requirements.

I am looking at a two apartments in Deganwy both have about 50 years unexpired on the leases. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold flat in Deganwy is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the value of the property. The majority of purchasers and mortgage companies, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Deganwy conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Deganwy - A selection of Queries before buying

How many of the leaseholders are in arrears for their service charge payments? Does the lease have onerous restrictions? What is the length of the lease?