The Llandudno conveyancing firm handling our Llandudno conveyancing has uncovered an inconsistency between the assumptions in the home valuation report and what is revealed within the legal papers for the property. My lawyer says that he is duty bound to ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s approach correct?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I am assisting my mother sell her house in Llandudno. Will the solicitor order an energy assessment or it is for the owner to see to?

After the demise of HIPs, energy performance certificates became a required part of selling a house. An energy assessment should be commissioned prior to the property being put on the market. This is not a task that solicitors normally arrange. Where you are instructing a Llandudno conveyancing practitioner they might be able to arrange EPC’s given their contacts with long established local providers

I happen to be the only beneficiary of my late mum's will and I have everything in my name now, including the my former home in Llandudno. The Llandudno property was put into my name in October. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the house in October. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Most lenders would take a pragmatic view as this provision is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Llandudno solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Llandudno surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Are there any apps to assist me to identify a Llandudno solicitor on the Nationwide Building Society conveyancing panel? I am a keen cyclist and am willing to travel upto 25kilometers to meet the solicitor.

Feel free to make use of the facility on this website. Please select a lender and your location and you will see a number of Llandudno conveyancing lawyers based on proximity. We have detailed some Llandudno conveyancing firms towards the end of this page and you can call them to check if they are on the Nationwide Building Society approved list

My wife and I purchased a leasehold house in Llandudno. Conveyancing and Lloyds TSB Bank mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Llandudno who acted for me is not around. What should I do?

First make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Llandudno conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a studio flat in Llandudno, conveyancing formalities finalised April 2002. How much will my lease extension cost? Similar properties in Llandudno with over 90 years remaining are worth £206,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2090

With only 66 years left to run the likely cost is going to range between £12,400 and £14,200 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

I bought a property in Llandudno last 15/8/2023 and to date it is still not recorded with HM Land Registry. It was part of a new estate and my conveyancing practitioner told me that it can take twelve months to register. I have spoken with HM Land Registry directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. What can I do?

get in touch with your conveyancing practitioner - Where you are unsatisfied with the responses, look up their internal complaints process and escalate your concerns to a Complaints Manager. Registrations for Llandudno conveyancing are not known to be significantly delayed.