We note that you have a post code search directory identifying solicitors on the Aldermore conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Llandudno?

We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llandudno.

I am planning to acquire a house and need a conveyancing solicitor in Llandudno who is on the Accord Mortgages Ltd approved. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Accord Mortgages Ltd in certain locations such as Llandudno. We dont recommend any particular firm.

2 months have gone by following my purchase conveyancing in Llandudno concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. 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.

As co-executor for the estate of my father I am selling a property in Neath but reside in Llandudno. My lawyer (who is 200 miles awayhas requested that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Llandudno who can witness this legal document for me?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Llandudno

I am tempted by the attractive purchase price for a couple of apartments in Llandudno both have about forty five years unexpired on the leases. Do I need to be concerned?

There is no doubt about it. A leasehold flat in Llandudno 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 marketability of the property. The majority of purchasers and mortgage companies, leases with less than eighty years become less and less marketable. 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 Llandudno 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.

Llandudno Leasehold Conveyancing - Sample of Questions you should ask before buying

Who are the managing agents? Is the freehold owned jointly by the tenants? Where a Llandudno lease has fewer than eighty years it will affect the marketability of the property. Check with your mortgage company that they are willing to lend given the lease term. A short lease means that you will most likely require a lease extension at some point and you need to have some idea of how much this will be. For most Llandudnolease extensions you will need to own the premises for 24 months before you are entitled to exercise a lease extension.