We are purchasing our first property. The lawyer has messagedto check if we wish to purchase additional conveyancing searches. We are really unsure what's appropriate for conveyancing in Conwy

The extent of Conwy conveyancing searches should be dictated primarily on the premises, the location, the possibility of any of these risks, your knowledge of the area and risks, your general appetite to risk. What is important is that you properly comprehend what information each search could supply. You may then make a decision if you personally think you need that information. If unclear, ask your lawyer to guide you.

I am buying a property and the solicitor has referenced Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly appropriate for conveyancing in Conwy

Unless a previous purchase of the premises took place after 12 October 2013 you can expect lawyers conducting conveyancing in Conwy to continue to advocate a chancel search and or insurance against a claim.

Are there restrictive covenants that are commonly picked up during conveyancing in Conwy?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Conwy. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it more attractive. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Conwy. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

Most houses in Conwy are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are buying in Conwy so you should seriously consider looking for a Conwy conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the property is part of an estate. Your solicitor should advise you fully on all the issues.

I acquired a 2 bed flat in Conwy, conveyancing having been completed in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Conwy with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease expires on 21st October 2085

With only 59 years remaining on your lease we estimate the price of your lease extension to be between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

Our solicitor in Conwy has identified a a problem with the lease for the flat we are purchasing in Conwy. The other side have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer says that as he is on the lender conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the mortgage company?

Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Conwy conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the lender are the client. These conveyancing instructions must be adhered to by the mortgage company conveyancing panel who has to balance acting for you and the bank