I have been told that property searches are a common reason for hinderance in Felinheli house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Felinheli.

How does conveyancing in Felinheli differ for new build properties?

Most buyers of new build property in Felinheli approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Felinheli tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Felinheli or who has acted in the same development.

We're FTB’s - had an offer accepted, yet the selling agent told us that the owners will only move forward if we appoint the agent's recommended solicitors as they want a ‘quick sale’. We would rather use a family solicitor used to conveyancing in Felinheli

We suspect that the owner is not behind this request. If they desire ‘a quick sale', turning down a motivated purchaser is counter productive. Contact the sellers directly and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your preferred Felinheli conveyancing solicitors - not the ones that will earn their negotiator at the agency a referral fee or meet his conveyancing thresholds set by head office.

All being well we will complete the sale of our £375,000 flat in Felinheli on Friday in a week. The landlords agents has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Felinheli?

Felinheli conveyancing on leasehold flats normally involves administration charges levied by managing agents :

Addressing pre-contract questions Where consent is required before sale in Felinheli Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Felinheli leasehold property is £350. For Felinheli conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I bought a 1st floor flat in Felinheli, conveyancing was carried out in 1996. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Felinheli with a long lease are worth £176,000. The ground rent is £50 yearly. The lease ends on 21st October 2075

With 50 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.

I am in the process of purchasing my first property in Felinheli. Conveyancing practitioner has been instructed. The financial consultant suggested that a survey is not appropriate as the house was only constructed twenty two years ago.

At the very least you should order a Home Buyer's Report. As the residence was constructed more than a decade ago the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could be sufficient. They will highlight any apparent issues and recommend additional investigation if appropriate. Where there are any indications of material issues get a full Building Survey from the beginning.