Just been in touch with my conveyancing solicitor in Porthmadog who acted for me 18 months ago asking for a conveyancing quote based on the same type of house move (a leasehold property and a freehold property) of similar values with a home loan from Lloyds TSB Bank. It looks as though am now being charged twice the amount. Stick with what I know or do I try and find a cheaper online property lawyer?

The estimate does seem a little on the high side. Where you are prepared to expend time contrasting quotes you may be able to decrease the fees slightly by as much as £125. That being said, providing that you were content with the legal work the firm provided you mightlive to rue opting for an an unknown conveyancer. If is important to be sure the firm can also act for Lloyds TSB Bank. You can make use of our search tool to locate a Porthmadog conveyancing firm on the Lloyds TSB Bank approved list of lawyers, which can often include conveyancing solicitors in Porthmadog.

I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Porthmadog. My lender is Nationwide Building Society

Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/1/2025, the requirements read as follows :

My relative advised me that where I am purchasing in Porthmadog I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually quoted for as part of the standard Porthmadog conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Porthmadog around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Porthmadog Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Porthmadog Education with maps and statistics, Local Amenities and other useful information concerning Porthmadog.

I'm purchasing a new build house in Porthmadog benefiting from help to buy. The builders would not reduce the price so I negotiated £7000 of extras instead. The sale representative told me not reveal to my solicitor about this extras as it could affect my mortgage with Yorkshire Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What are your top tips when it comes to choosing a Porthmadog conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Porthmadog conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Porthmadog conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

Can they put you in touch with clients in Porthmadog who can give a testimonial? What are the charges for lease extension work?

I invested in buying a split level flat in Porthmadog, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Porthmadog with an extended lease are worth £260,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2100

With just 75 years unexpired the likely cost is going to span between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.