The Bala conveyancing lawyers that I recently instructed on my purchase in Bala have without warning closed. I only went with them because I needed a solicitor on the Bank of Ireland conveyancing panel and my previous Bala lawyer was not. I paid them £170 on account. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

A friend recommended that where I am buying in Bala I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually quoted for as part of the standard Bala conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Bala around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bala Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Bala Education with plans and statistics, Local Amenities and other useful data concerning Bala.

How can the Landlord & Tenant Act 1954 impact my commercial premises in Bala and how can you help?

The 1954 Act affords security of tenure to commercial tenants, granting the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Bala is one of our many locations in which the firms we work with have offices

I need to instruct a conveyancing lawyer in Bala for my house move. Is it possible to check a solicitor's complaints history with the legal regulator?

Members of the public can see published Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.

I only have Fifty years left on my flat in Bala. I now want to get lease extension but my freeholder is can not be found. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to locate the landlord. In some cases an enquiry agent may be helpful to conduct investigations and prepare an expert document which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the application to the County Court covering Bala.

I am the registered owner of a studio flat in Bala, conveyancing having been completed May 1997. Can you work out an approximate cost of a lease extension? Similar flats in Bala with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2094

With just 68 years unexpired the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.