I require fast conveyancing in Aberystwyth as I have a deadline to complete inside one month. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?

As you are not taking a home loan you are at free not to have searches conducted although no law firm would advise that you don't. Drawing on our experience of conveyancing in Aberystwyth the following are examples of issues that can crop up and adversely impact the marketability of the property: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...

four months have gone by following my purchase conveyancing in Aberystwyth took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. 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 asset 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 buying a new build flat in Aberystwyth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Aberystwyth

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan.

Is it simple use the search tool to select a conveyancing lawyer in Aberystwyth on the panel for my lender?

First pick a bank such as Birmingham Midshires, The Mortgage Works or Britannia then type in your preferred area for example Aberystwyth. Conveyancing organisations in Aberystwyth and beyond should be identified.

I am employed by a busy estate agency in Aberystwyth where we see a few leasehold sales jeopardised due to short leases. I have been given inconsistent advice from local Aberystwyth conveyancing firms. Can you shed some light as to whether the vendor of a flat can start the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Aberystwyth Leasehold Conveyancing - A selection of Queries Prior to Purchasing

Who takes charge for maintaining and repairing the building? Plenty Aberystwyth leasehold properties will incur a service charge for maintenance of the building set on behalf of the landlord. Should you acquire the apartment you will have to meet this charge, normally in instalments accross the year. This could differ from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a ground rent to be met yearly, ordinarily this is not a significant figure, say around £25-£75 but you should to check it because sometimes it could be many hundreds of pounds. Is there a share of the freehold?