3 months have elapsed following my purchase conveyancing in Llanwrtyd Wells took place. I have checked the Land Registry website which shows that I paid £150,000 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.

About to purchase a new build apartment in Llanwrtyd Wells. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llanwrtyd Wells

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Due to the guidance of my in-laws I had a survey completed on a property in Llanwrtyd Wells ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies tend refuse to give a mortgage on this type of home.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanwrtyd Wells. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanwrtyd Wells to see if the conveyancing costs will increase in light of this.

I am using a search engine for the words conveyancing in Llanwrtyd Wells it reveals numerous solicitorsin the vicinity. With so much choice what is the best way to find the right conveyancer for me?

The ideal method of finding a suitable conveyancer is through a personal recommendation, so seek the counsel of colleagues and those you trust who have bought a property in Llanwrtyd Wells or a local estate agent or mortgage broker. Costs for conveyancing in Llanwrtyd Wells differ, so it's sensible to request a minimum of three fee estimates from varying types of law firms. Be sure to obtain confirmation that the fees are fixed.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £175,000 garden flat in Llanwrtyd Wells next week. The freeholder has quoted £336 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Llanwrtyd Wells?

Llanwrtyd Wells conveyancing on leasehold maisonettes usually necessitates fees being raised by landlords agents :

Answering pre-exchange questions Where consent is required before sale in Llanwrtyd Wells Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Llanwrtyd Wells leasehold property is £350. For Llanwrtyd Wells conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

Llanwrtyd Wells Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

Who takes charge for maintaining and repairing the block? On the whole the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in Llanwrtyd Wells ask leaseholders to contribute towards a reserve fund and this is used to offset against larger works. The best form of lease arrangement is where the freehold interest is owned by the leaseholders. In this situation the tenants benefit from control and even though a managing agent is often retained if it is bigger than a house conversion, the managing agent is directed by the tenants.