Some advice if I may. My Nannerch lawyer is informing me me that he is legally obliged toapply for Nannerch conveyancing searches stemming from the fact thatthe firm are on the Lloydsconveyancing panel. Is my conveyancer right?

Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Nannerch conveyancing searches.

A relative advised me that in purchasing a property in Nannerch there may be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?

There are anumerous of properties in Nannerch which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Nannerch should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We were going to get a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Nannerch solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Nannerch solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

After months of negotiation I have agreed a price on a house in Nannerch. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £175. Shortly after, the conveyancer called me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who handled the conveyancing in Nannerch 10 years ago have long since closed. Will I be able to sell the house?

You no longer need to have the physical deeds to prove you own the land or property, given that the Land Registry have everything they need in a digital format.

I am looking for a leasehold apartment up to £235,500 and identified one near me in Nannerch I like with amenity areas and station in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Nannerch suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a mortgage the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

I've recently bought a leasehold house in Nannerch. Am I liable to pay service charges for periods before my ownership?

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. However, 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 inherited a studio flat in Nannerch, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Nannerch with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2087

You have 62 years unexpired we estimate the premium for your lease extension to span between £17,100 and £19,800 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.