We are purchasing our first property. Our conveyancer has texted usto enquire if we want to purchase supplemental conveyancing searches. Frankly we in the dark as to what's appropriate for conveyancing in Llanbedr

The quantity and type of Llanbedr conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your overall attitude to risk. What is important is that you properly comprehend what information the searches could provide. Then you can decide if you personally think you need that information. Where you are in doubt, ask the lawyer to guide you.

I am looking for a flat up to £305k and found one close by in Llanbedr I like with amenity areas and railway links in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Llanbedr in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

Given that I will soon spend £400,000 on a garden flat in Llanbedr I wish to talk to a lawyer regarding theconveyancing ahead of instructing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your property ownership legalities in Llanbedr.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Llanbedr should be the amount on the final invoice that you are charged.

Last October I purchased a leasehold flat in Llanbedr. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a 1st floor flat in Llanbedr, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Llanbedr with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2094

With only 69 years unexpired the likely cost is going to span between £9,500 and £11,000 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

I am an executor of my recently deceased mother’s Will, with a house in Llanbedr which is to be marketed. The property is unregistered at the Land Registry and I'm advised that many purchasers will insist that it is done before they'll proceed. What's the procedure for this?

In the circumstances that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.