My wife and I are buying a flat in Fairbourne. It might be a silly question but how we can trust a conveyancer? At some point we have to put money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I had a mortgage agreed in principle with TSB. Fairbourne conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from TSB?

Some lenders take longer than others. Have TSB done the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

After what feels like an age I have had an offer on a maisonette in Fairbourne accepted, the sellers do nevertheless have an associated purchase. The sellers have put an offer on somewhere, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a high street conveyancing solicitor in Fairbourne. What should be my next step? When do I get the mortgage application with Santander started?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then valuation, Fairbourne conveyancing search costs, etc). First, you should ensure that your conveyancer is on the Santander approved list. Regarding the next phase this very much depends on the specifics of your case, motivation for the property and on the state of the market. In a rising market the majority of purchasers will apply for a home loan with Santander and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with searches.

four months have gone by since my purchase conveyancing in Fairbourne concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying a new build house in Fairbourne with a loan from HSBC Bank. The builders refused to budge the amount so I negotiated £7000 of additionals instead. The property agent told me not inform my lawyer about the side-deal as it could adversely affect my mortgage with HSBC Bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no charges for non-domestic conveyancing in Fairbourne for under £1,200?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Fairbourne, including the sale and acquisition of businesses as well as simply premises. If you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right firm. Regarding the fees this will depend on the structure and nuances of the deal. Please provide us with your details or email so as to enable us to supply you with a detailed commercial conveyancing quote.

I am employed by a busy estate agency in Fairbourne where we have witnessed a number of flat sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Fairbourne conveyancing solicitors. Can you confirm whether the seller of a flat can initiate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I bought a 2 bed flat in Fairbourne, conveyancing was carried out June 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Fairbourne with an extended lease are worth £190,000. The ground rent is £65 per annum. The lease ends on 21st October 2087

You have 61 years remaining on your lease we estimate the premium for your lease extension to span between £19,000 and £22,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.