Just acquired a detached house in Llanfairfechan , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Llanfairfechan conveyancing solicitor works at snail pace, so I want to be certain the registration formalities are dealt with.

As far as conveyancing in Llanfairfechan registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and if the Land registry need to notify any interested parties. At present in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration occurs after the new owner has moved in to the premises thus 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.

Due to the input of my in-laws I had a survey completed on a property in Llanfairfechan ahead of appointing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some lenders tend not grant a mortgage on a flying freehold home.

It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llanfairfechan. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanfairfechan to see if the conveyancing will be more expensive.

How do I use your search tool to locate a conveyancing practitioner in Llanfairfechan on the authorised to act for my bank?

Step one is to select a mortgage company such as Santander, Chelsea Building Society or Aldermore then specify your location a common one being Llanfairfechan. Conveyancing practices in Llanfairfechan and nationally will then be identified.

Last September I purchased a leasehold property in Llanfairfechan. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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 1 bedroom flat in Llanfairfechan, conveyancing was carried out in 2009. How much will my lease extension cost? Comparable flats in Llanfairfechan with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2078

You have 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you 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.

How much experience do your Llanfairfechan conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Llanfairfechan conveyancing lawyers help thousands of people move home every year and supported lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Llanfairfechan conveyancers have worked on recent similar matters.