What is the first thing I need to know about purchase conveyancing in Tal y bont?

Not many law firms or advisers will tell you this but conveyancing in Tal y bont or throughout Gwynedd is an adversarial process. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the transaction. E.g., the seller, selling agent and even potentially a bank. Choosing a lawyer for your conveyancing in Tal y bont should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to act in your legal interests and to protect you.

Every so often a potential adversary will try and convince you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by suggesting your lawyer is slow. Or your mortgage broker may tell you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Do I need to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Tal y bont so that I can pop in to their offices when needed.

Nowadays approved lawyers for mortgage companies undertake the vast majority of communications via the post, internet or over phone calls. This means that they can undertake the conveyancing transaction regardless of where you live in the country. However you can see if you can still book an appointment to visit conveyancing lawyer if needed.

This question may be naive but I am new to the house moving as a first time buyer of a garden flat in Tal y bont. Do I pick up the keys to the property on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Tal y bont?

On the day of completion you will not be required to go to the conveyancers office in Tal y bont. Your solicitors will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be invited to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Tal y bont bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Tal y bont conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Provided that the property lawyer is on the bank approved list, she or he must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am selling my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being difficult. The Tal y bont solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My wife and I have a renovated Victorian house in Tal y bont. Conveyancing practitioner acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tal y bont and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.

I am on look out for some leasehold conveyancing in Tal y bont. Before I set the wheels in motion I would like to find out the remaining lease term.

If the lease is recorded at the land registry - and most are in Tal y bont - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a leasehold flat in Tal y bont, conveyancing was carried out in 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Tal y bont with over 90 years remaining are worth £255,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 2098

You have 74 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.