I was recommended to a conveyancer who has quoted £995 for fixed fee conveyancing in Morfa Nefyn. I am looking to sell a modern property for £200,000. This sounds overpriced. Is it above the norm for conveyancing in Morfa Nefyn?

The charges are a little high. If you shop around you might decrease the fees slightly by perhaps £100 plus VAT. On the other hand, you maycome to regret opting for an an unknown solicitor. If is important to be sure the firm can also act for your lender. Do use our search tool to locate a Morfa Nefyn conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Morfa Nefyn.

Can you help? My Morfa Nefyn conveyancer is informing me me that she is duty bound toconduct Morfa Nefyn conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. These Morfa Nefyn checks cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Morfa Nefyn conveyancing searches.

It has been four months following my purchase conveyancing in Morfa Nefyn took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. 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 am tempted by the attractive purchase price for a couple of apartments in Morfa Nefyn which have approximately forty five years remaining on the lease term. should I be concerned?

There are plenty of short leases in Morfa Nefyn. The lease is a right to use the property for a prescribed time frame. As the lease gets shorter the marketability of the lease reduces and results in it becoming more expensive to extend the lease. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this area.

I invested in buying a ground floor flat in Morfa Nefyn, conveyancing was carried out in 2008. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Morfa Nefyn with an extended lease are worth £207,000. The average or mid-range amount of ground rent is £60 yearly. The lease comes to an end on 21st October 2083

With 57 years remaining on your lease we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.

Are there any apps to help search for a Morfa Nefyn conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 20miles to attend the conveyancer.

Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Morfa Nefyn and you will see a number of lawyer located nearest Morfa Nefyn. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.