I am purchasing a house for cash in Hawarden. I have resided for the previous 20 years in Hawarden. Conveyancing searches are expensive. As I know the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then the vast majority of the Hawarden conveyancing searches are optional. Your lawyer will 'advise', perhaps strongly, that you should have searches done, but she is duty bound to take that path of advice. One thing to consider; if you are likely to dispose of the house in the future, it could be of interest to your future buyer what the searches reveal. Sometimes houses with day to day issues can still show up unexpected search results. A competent conveyancing solicitor in Hawarden will be able to give you some constructive guidance concerning this.

Various internet forums that I have visited warn that are the main cause of stalling in Hawarden conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Hawarden.

I am using a search engine for the phrase cheap conveyancing in Hawarden it reveals numerous conveyancersin the area. With so much choice what is the best way to find the suitable solicitor for my move?

The preferential way of finding the right conveyancer is via trusted recommendation, so ask friends and those you trust who have purchased a property in Hawarden or a reputable estate agent or financial adviser. Charges for conveyancing in Hawarden differ, so it's advisable to secure a minimum of four costs illustrations from different law firms. Be sure to seek confirmation that the fees are fixed.

Can you provide any top tips for leasehold conveyancing in Hawarden with the aim of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Hawarden can be reduced where you instruct lawyers the minute your agents start marketing the property and request that they start to put together the leasehold information which will be required by the purchasers’ lawyers.
Some Hawarden leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Hawarden state that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. If you fail to have the consents to hand do not contact the landlord without checking with your solicitor in advance. You believe that you know the number of years left on your lease but you should double-check via your solicitors. A buyer’s lawyer will not be happy to advise their client to where the lease term is below 80 years. In the circumstances it is essential at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. The majority of landlords or managing agents in Hawarden charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Hawarden.

I bought a studio flat in Hawarden, conveyancing having been completed in 2004. How much will my lease extension cost? Equivalent properties in Hawarden with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2082

With just 58 years left to run we estimate the premium for your lease extension to span between £23,800 and £27,400 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

My wife and I have appointed a Hawarden conveyancing solicitor for our house purchase (FTB’s) and have picked up in the engagement letter that they are not governed by the FCA. Should I be worried or is that usually the case with conveyancer?

We can't see why they should be. Most lawyer don't lend money. They will be regulated by the Solicitors Regulation Authority, who have stringent obligations in place on amounts sitting in their bank.