I am getting a mortgage with Nat West. I hope to employ the services of a Licensed Conveyancer in Barmouth. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Barmouth. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 5/11/2025, the requirements read as follows :
I used Stirling Law several years ago for my conveyancing in Barmouth. Now, I need my documents however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Barmouth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are novice buyers - agreed a price, but the property agent informed us that the vendor will only go ahead if we use their chosen conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Barmouth
It is highly unlikely the vendors are driving this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your own,trusted Barmouth conveyancing firm - not the ones that will provide their estate agent a kickback or achieve conveyancing thresholds demanded by senior management.
I am attracted to a couple of flats in Barmouth which have approximately 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Barmouth is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it reduces the salability of the property. The majority of purchasers and banks, leases with less than 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 residence 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 Barmouth 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. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. 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 purchased a leasehold flat in Barmouth, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Barmouth with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2091
With 66 years left to run we estimate the premium for your lease extension to span between £11,400 and £13,200 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
I am considering using an online property lawyer rather than a Barmouth conveyancing practice. Am I making a mistake?
There are advantages of being able to pop in to a local Barmouth conveyancing solicitor for example
- signing documents on short notice
- having one on one explanations of issues that need explaining
- the ability to raise concerns if things are not going as expected
When comparing estimates, look out for hidden extras. Most decent Barmouth high street solicitors give an all-inclusive figure. Many online companies appear to offer low cost prices, yet have burried 'extras' in the in the terms and conditions.