I was referred a lawyer who has sent a quote for just over a thousand pound for no sale no fee conveyancing in Harlech. I am selling a Edwardian detached home for £275,000. Are these conveyancing fees excessive? Is it above the norm for conveyancing in Harlech?

The quote is fractionally on the steep side. Where you are happy to expend time contrasting costs you may be able to get the conveyancing a bit cheaper by say £125. On the other hand, you maylive to rue choosing an a cheaper lawyer. Don't forget to be sure the firm can act for your lender. Do employ our search tool to locate a Harlech conveyancing firm on the banks conveyancing panel which can often include conveyancing solicitors in Harlech.

I'm purchasing my first flat in Harlech with a mortgage from National Westminster Bank. The developers would not budge the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my conveyancer about this deal as it could impact my mortgage with National Westminster 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.

What tools are available to locate a Harlech solicitor on the Virgin Money conveyancing panel? I am a keen cyclist and am prepared to travel upto 25miles to meet the lawyer.

Feel free to make use of the facility on this website. Please choose the lender and your location and you will see a number of Harlech conveyancing lawyers locally. We have listed some Harlech conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Virgin Money member panel

I am on look out for some leasehold conveyancing in Harlech. Before I get started I require certainty as to the unexpired term of the lease.

Assuming the lease is registered - and most are in Harlech - then the leasehold title will always include the short particulars 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 inherited a 1 bedroom flat in Harlech, conveyancing formalities finalised in 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Harlech with a long lease are worth £197,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2081

You have 55 years left to run we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns 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.

How much will conveyancing in Harlech cost?

Almost all Harlech conveyancing solicitors will agree to a fixed fee. In the event that further work becomes necessary during the transaction your lawyer should inform you in writing of such supplemental costs for any work as soon as it becomes apparent. Some work on a no move no cost principle, others will charge a percentage of the set charges, depending on the stage at which the deal aborts.

It is advisable to seek a few practices to supply you an estimate.