I had intended to instruct a property lawyer in Old Colwyn for our home move. Our financial adviser has since notified us that our mortgage lenders The Mortgage Works won't deal with them. Surely this is unduly restrictive?

Mortgage Companies on the whole restrict either the type or the amount of conveyancing firms on their panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have limited the number of solicitor practices they allow to act for them. Be aware that The Mortgage Works have no responsibility for the quality of advice provided by any member of The Mortgage Works Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels since 2008 even though there are differing opinions about the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Old Colwyn only execute very few conveyances a year.

My father informed me that in purchasing a property in Old Colwyn there could be a number of restrictions prohibiting external changes to a property. Is this right?

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

We expect to receive a AIP from Coventry BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Old Colwyn solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

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

After much negotiation I have agreed a price on a house in Old Colwyn. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £200. Not long after, the conveyancer called me embarrassingly acknowledging that they were not on the Co-operative 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 Co-operative 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.

I have todaybeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in Old Colwyn for a purchase of a leasehold flat 12 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Old Colwyn conveyancing specialists.

Just had an offer accepted on a new build flat in Old Colwyn. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Old Colwyn

Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am tempted by the attractive purchase price for a couple of maisonettes in Old Colwyn both have about forty five years unexpired on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease shortens the saleability of the lease deteriorates and it becomes more costly to extend the lease. This is why it is advisable to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this area.

I am the registered owner of a 2 bed flat in Old Colwyn, conveyancing was carried out in 2000. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Old Colwyn with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2096

With just 71 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 plus costs.

The suggested premium range 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 in the absence of comprehensive 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 you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.