I'm purchasing a new build house in Beaumaris with a loan from Lloyds TSB Bank. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my lawyer about this extras as it may affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a ground for flat up to £195,000 and identified one near me in Beaumaris I like with a park and railway links nearby, the downside is that it's only got 49 years on the lease. There is not much else in Beaumaris for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan that many years will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Beaumaris and how can your lawyers assist?

The 1954 Act affords security of tenure to commercial leaseholders, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Beaumaris is one of our many locations in which our lawyers have offices

As co-executor for the estate of my aunt I am selling a house in Monmouth but live in Beaumaris. My solicitor (based 235 kilometers from meneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Beaumaris who can attest this legal document for me?

strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Beaumaris

What are the common defects that you witness in leases for Beaumaris properties?

There is nothing unique about leasehold conveyancing in Beaumaris. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. The following missing provisions could result in a defective lease:

A duty to insure the building Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Virgin Money, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to withdraw.

I purchased a 1 bedroom flat in Beaumaris, conveyancing formalities finalised 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Beaumaris with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2072

With 53 years left to run we estimate the price of your lease extension to be between £27,600 and £31,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.