We are planning to acquire a property and require a conveyancing solicitor in Glan Conwy who is on the Co-operative approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Glan Conwy.

After looking at online forums for an online lawyer in Glan Conwy, most post that I should look for a CQS kitemarked solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Glan Conwy is one of the many areas of the UK where there are CQS solicitors.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Glan Conwy is the location of the property. Is there any guidance you can impart?

Flying freeholds in Glan Conwy are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Glan Conwy you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Glan Conwy may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

What advice can you give us when it comes to finding a Glan Conwy conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Glan Conwy conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Glan Conwy conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

What volume of lease extensions has the firm conducted in Glan Conwy in the last 12 months? How experienced is the practice with lease extension legislation?

I bought a leasehold flat in Glan Conwy, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Glan Conwy with an extended lease are worth £216,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2094

You have 70 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply 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 are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

I am not able to attend my Glan Conwy conveyancing lawyers office to execute documents connected to my conveyancing in Glan Conwy – will this be problematic?

You need not be concerned. Glan Conwy conveyancing solicitors can undertake conveyancing transactions for clients nationwide. You are unlikely to be required to meet your lawyer in the flesh at a Glan Conwy conveyancers office. Almost all conveyancer can handle all communications through post, email, telephone and fax.