We're in Llanberis, First timers purchasing with a mortgage (lender is Lloyds , and our lawyer is on the Lloyds conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Are all Llanberis Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved practices?

A selection of banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

We are getting a further advance on our mortgage from Clydesdale as we intend to carry out renovations to our property in Llanberis. Are we obliged to select a local Llanberis solicitor on the Clydesdale conveyancing panel to handle the legals?

Clydesdale would not normally instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.

Intending to buy a maisonette in Llanberis. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Llanberis solicitor is on the Aldermore conveyancing panel.

What tools are available to locate a Llanberis solicitor on the Godiva Mortgages Ltd conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the lawyer.

Feel free to make use of the tool on this page. Please select a lender and your location and you will see a number of Llanberis conveyancing lawyers located nearest you. We have listed some Llanberis conveyancing firms at the bottom of this page and you can call them to verify if they are on the Godiva Mortgages Ltd approved list

We're novice buyers - had an offer accepted, but the estate agent advised that the vendor will only proceed if we use their recommended lawyers as they want a ‘quick sale’. We would rather use a high street conveyancer accustomed to conveyancing in Llanberis

We suspect that the owner is unaware of this ultimatum. Should the owner require ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your preferred Llanberis conveyancing firm - as opposed tothose that will provide their estate agent a commission or meet his conveyancing figures demanded by HQ.

I own a leasehold flat in Llanberis. Conveyancing and Clydesdale mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Llanberis who acted for me is not around. Any advice?

First make enquiries of HMLR to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Llanberis conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a 1 bedroom flat in Llanberis, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Llanberis with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2089

With only 63 years unexpired we estimate the price of your lease extension to be between £16,200 and £18,600 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.