I own a 4 bedroom Victorian house in Llanbedr. Conveyancing lawyer represented me and Halifax. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You should assess 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 Llanbedr and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing solicitor who conducted the conveyancing.

I am purchasing a new build house in Llanbedr with a mortgage from Platform Home Loans Ltd. The builders refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about the extras as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a flat up to £235,500 and found one close by in Llanbedr I like with open areas and station nearby, however it only has 61 remaining years left on the lease. There is not much else in Llanbedr in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage the shortness of the lease may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

My business partner and I are wishing to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no fees for non-domestic conveyancing in Llanbedr for below 1500k?

We can recommend firms who have specialist knowledge of commercial conveyancing in Llanbedr, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. Regarding the charges this will depend on the structure and terms of the proposed transaction. Let us have your details or call so as to enable us to furnish you with comprehensive commercial conveyancing calculation.

In surfing the world wide web for the words on line conveyancing in Llanbedr it shows results of numerous property lawyerslocally. With so much choice what is the best way to find the right conveyancer for my move?

The preferential method of finding a suitable conveyancer is through a personal referral, so ask colleagues and those you trust who have purchased a property in Llanbedr or a local estate agent or financial adviser. Charges for conveyancing in Llanbedr differ, so it's advisable to secure a minimum of three costs illustrations from different companies. Dont forget to clarify that the fees are fixed.