I have just been advised by my IFA that my Rhosllanerchrugog lawyer is not on the mortgage company Solicitor panel. What can I do to check?

The sensible course of action for you to take is to contact your Rhosllanerchrugog lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a Rhosllanerchrugog conveyancing firm that is on the conveyancing panel for your lender.

I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather appoint a Rhosllanerchrugog based conveyancing firm?

You should check but the the likelihood is that appoint one of their panel solicitors if you accept the "fee-free" offer. Call the lender and see if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Rhosllanerchrugog.

I require expedited conveyancing in Rhosllanerchrugog as I have a deadline to complete in less than 2 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

If.Given you are are a mortgage free purchaser you have the choice not to have searches carried out although no law firm would recommend that you don't. With lots of history conveyancing in Rhosllanerchrugog the following are examples of issues that can crop up and therefore impact future saleability: Enforcement Notices, Outstanding Charges, Overdue Grants, Road Schemes,...

Over the last few months I have been searching for a ground for flat up to £305k and identified one near me in Rhosllanerchrugog I like with a park and railway links in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Rhosllanerchrugog for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a mortgage the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I am attracted to a couple of maisonettes in Rhosllanerchrugog both have approximately fifty years left on the leases. Will this present a problem?

There is no doubt about it. A leasehold flat in Rhosllanerchrugog is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most purchasers and lenders, leases with less than eighty years become less and less attractive. On a more upbeat 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 property 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 Rhosllanerchrugog 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.

I own a garden flat in Rhosllanerchrugog, conveyancing having been completed in 2002. How much will my lease extension cost? Corresponding properties in Rhosllanerchrugog with over 90 years remaining are worth £260,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2099

You have 75 years unexpired the likely cost is going to be between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues 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.