It is is a decade since I acquired my property in Harlech. Conveyancing lawyers have now been appointed on the sale but I can't locate my title documents. Will this cause complications?

Don’t worry too much. First there is a chance that the deeds will be retained by your lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Harlech relates to registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.

We are downsizing from our house in Harlech and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Harlech. Having lived in Harlech for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I have justbeen informed that Stirling Law have been shut down. They conducted my conveyancing in Harlech for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harlech conveyancing specialists.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Harlech is where the house is located. Is there any guidance you can impart?

Flying freeholds in Harlech are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harlech you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harlech may determine 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 premises.

In relation to leasehold conveyancing in Harlech what are the most common lease defects?

Leasehold conveyancing in Harlech is not unique. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are not included. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Service charge per centages that don't add up correctly leaving a shortfall

You could encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Barnsley Building Society, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the buyer to pull out.

I purchased a garden flat in Harlech, conveyancing was carried out 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Harlech with an extended lease are worth £260,000. The ground rent is £45 per annum. The lease expires on 21st October 2098

With only 74 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.