I am not well enough to travel far from Penmaenmawr. I would like to know the logic why all Penmaenmawr conveyancers are not on all mortgage company panels?

Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in mortgage companies pruning a number of firms from their panel of approved conveyancers .

Last September we completed a house move in Penmaenmawr. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been ordered for conveyancing in Penmaenmawr?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Penmaenmawr. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller completes a questionnaire called a SPIF. answers provided is misleading, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Penmaenmawr.

Can you explain why leasehold purchase conveyancing in Penmaenmawr costs more?

Penmaenmawr leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

The deeds to my home can not be found. The solicitors who handled the conveyancing in Penmaenmawr 10 years ago are no longer around. What are my next steps?

In today’s world there are duplicates made of almost everything, and your conveyancer should be aware precisely where to look for all the suitable paperwork so you can buy or sell your house without a hitch. Where copies can’t be found, your solicitor may be able to put in place insurance or indemnities against possible claims on your property.

My wife and I purchased a leasehold flat in Penmaenmawr. Conveyancing and Bank of Scotland mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Penmaenmawr who acted for me is not around. What should I do?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Penmaenmawr conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a garden flat in Penmaenmawr, conveyancing formalities finalised May 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Penmaenmawr with a long lease are worth £211,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2093

With 68 years unexpired the likely cost is going to be between £9,500 and £11,000 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.