Having sold my house in Coedpoeth last September yet the purchaser is telephoning every few hours complaining that his lawyer is waiting to hear from mylawyer. What should have happened following completion?

Following your disposal your solicitor is duty bound to deliver the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where appropriate, your lawyer must also evidence that the mortgage has been redeemed to the purchasers lawyers. There is unlikely to be post completion procedures just for conveyancing in Coedpoeth.

We're in Coedpoeth, First time buyers buying with a mortgage (lender is Virgin Money , and our lawyer is on the Virgin Money conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I need some fast conveyancing in Coedpoeth as I am under pressure to complete within 3 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a cash buyer you have the choice not to have searches conducted although no lawyer would suggest that you don't. With lots of history conveyancing in Coedpoeth the following are examples of what can show up and adversely impact market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...

Just bought a semi-detached house in Coedpoeth , how long will it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Coedpoeth conveyancing solicitor works at snail pace, so I want to check that my purchase is recorded.

There is nothing unique when it comes to conveyancing in Coedpoeth registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry have to notify any other persons or bodies. As of today in the region of three quarters of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected after the purchaser has moved in to the property thus 'speed' is not usually top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.

What are your top tips when it comes to choosing a Coedpoeth conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Coedpoeth conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Coedpoeth conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:

How familiar is the practice with lease extension legislation? How many lease extensions have they conducted in Coedpoeth in the last year?

I purchased a split level flat in Coedpoeth, conveyancing was carried out February 1999. Can you work out an approximate cost of a lease extension? Similar flats in Coedpoeth with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2097

With 72 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. 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. Neither should you take any other action based on this information before seeking the advice of a professional.