Our god-son is in the process of securing a house that has just been built in Rhos On Sea with a home loan from HSBC. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the HSBC conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

It is 10 years ago since I acquired my house in Rhos On Sea. Conveyancing lawyers have now been appointed on the sale but I can't locate the title documents. Will this cause complications?

You need not be too concerned. First the deeds may be with your mortgage company or they could be in the possession of the conveyancers who oversaw your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Rhos On Sea involves registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Rhos On Sea. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 3/3/2025, the requirements read as follows :

In sourcing the world wide web for the phrase cheap conveyancing in Rhos On Sea it shows results of many conveyancersin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for me?

The best way of seeking the right conveyancer is via trusted testimonial, so ask colleagues and those you trust who have bought a property in Rhos On Sea or the respected estate agent or financial adviser. Costs for conveyancing in Rhos On Sea differ, so it's sensible to request a minimum of three estimates from varying types of law firms. Make sure that you clarify what costs in the quote includes.

I own a leasehold house in Rhos On Sea. Conveyancing and The Mortgage Works mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Rhos On Sea who acted for me is not around. Any advice?

The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the new freeholder. There is no need to instruct a Rhos On Sea conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a 1st floor flat in Rhos On Sea, conveyancing was carried out in 2005. How much will my lease extension cost? Comparable flats in Rhos On Sea with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2083

You have 58 years unexpired we estimate the price of your lease extension to be between £23,800 and £27,400 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. 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. You should not move forward based on this information before getting professional advice.