My partner and I are buying our first house. Our conveyancer has contact usto ask if we wish to order extra conveyancing searches. We are really unsure what's appropriate for conveyancing in Kinmel Bay

The type of Kinmel Bay conveyancing searches should be dictated entirely on the premises, the location, the possibility of any of these risks, your knowledge of the region and risks, your general approach to risk. What matters is that you adequately understand what information the searches could supply. Then you can decide if you personally think you need that information. If unclear, ask your solicitor to offer guidance.

What does a local search tell me regarding the property I am purchasing in Kinmel Bay?

Kinmel Bay conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance Searches UK The local search plays an important part in many a Kinmel Bay conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I own a semi-detached Victorian house in Kinmel Bay. Conveyancing solicitor represented me and Aldermore. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same address. Is it worth asking Aldermore to clarify?

You need to assess 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 Kinmel Bay and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing practitioner who conducted the work.

I'm purchasing my first flat in Kinmel Bay with a loan from Skipton Building Society. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not inform my solicitor about the side-deal as it would jeopardize my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 looking at a two flats in Kinmel Bay both have approximately 50 years unexpired on the lease term. Will this present a problem?

There is no doubt about it. A leasehold flat in Kinmel Bay is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the value of the premises. The majority of buyers and mortgage companies, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Kinmel Bay conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a 1 bedroom flat in Kinmel Bay, conveyancing formalities finalised 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Kinmel Bay with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2100

With only 74 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.