I plan on buying a flat in Harlech. My Conveyancer is not on the lender conveyancing list. Can I still retain my Harlech conveyancing solicitor even though they are not on the bank list of approved lawyers?

One must instruct a property lawyer to complete the formalities if you need a mortgage to purchase your property. They will conduct all the appropriate due diligence on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage documentation is in place. You can select a Harlech conveyancing practitioner of your choosing. However, where the lawyer selected is not a member of the lender conveyancing panel further fees will be levied as separate legal representation will be required by them. Lender panel applications can be submitted, so if your lawyer has not previously sought membership they can do so.

Me and my brother purchased a renovated Georgian property in Harlech. Conveyancing solicitor represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Harlech and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.

As co-executor for the will of my uncle I am selling a house in Monmouth but I am based in Harlech. My lawyer (who is 250 kilometers from merequires that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Harlech to witness this legal document for me?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Harlech based

Are there common deficiencies that you encounter in leases for Harlech properties?

Leasehold conveyancing in Harlech is not unique. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage A provision to repair to or maintain elements of the premises

You may have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Coventry Building Society, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.

I inherited a 2 bed flat in Harlech, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Harlech with an extended lease are worth £186,000. The ground rent is £55 per annum. The lease terminates on 21st October 2076

You have 51 years remaining on your lease the likely cost is going to be between £30,400 and £35,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

How much experience do your Harlech conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Harlech conveyancing lawyers help thousands of buyers move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Harlech conveyancers have worked on recent similar cases.