My financial adviser requires my Penrhyndeudraeth law firm’s panel member for the Santander conveyancing panel. What is the best way to find this out. I have e-mailed my local Penrhyndeudraeth office but they have not got back to me yet.

The sensible thing to do is ask for this information from your Penrhyndeudraeth conveyancing practitioner . Most Penrhyndeudraeth conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

Can you suggest a Britannia accepted Penrhyndeudraeth conveyancing practice who can have us moved in within 10 days? Am I best advised to choose a local Penrhyndeudraeth firm or an online firm?

We would be happy to suggest some excellent Penrhyndeudraeth conveyancing firms. You can also walk up the high street in Penrhyndeudraeth. Visit two or three firms and request to see a conveyancing solicitor for a quote. Discuss your expectations together with your reasons and get an assurance on your deadline. Select the lawyer that you trust.

It is a dozen years since I acquired my property in Penrhyndeudraeth. Conveyancing solicitors have recently been instructed on the sale but I am unable to locate my title deeds. Will this jeopardise the sale?

Don’t worry too much. First there is a possibility that the deeds will be retained by your mortgage company or they could still be with the conveyancers who handled your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Penrhyndeudraeth involves registered property but in the rare situation where your property is unregistered it is more problematic but is resolvable.

I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Penrhyndeudraeth I like with a park and station nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Penrhyndeudraeth suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

In relation to leasehold conveyancing in Penrhyndeudraeth what are the most frequent lease defects?

Leasehold conveyancing in Penrhyndeudraeth is not unique. All leases are individual and drafting errors can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

A duty to insure the building

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Norwich and Peterborough Building Society, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to withdraw.

I am the registered owner of a ground floor flat in Penrhyndeudraeth, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Penrhyndeudraeth with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2094

With only 70 years unexpired 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 renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.