I have given 8 weeks notice to my existing landlord and have to be out of my let out property in Deeside by 24/2/2026. Conveyancing for my house purchase is underway. Is it possible to complete in 5 weeks as don't want to have to find short term accommodation?
Generally one should not give notice for your tenancy until exchange of contracts has taken place. Assuming that you have not already done so, speak to your conveyancer and request that they apply pressure on the other lawyers, try to get a realistic time scale from them that everyone will work towards
My property lawyer in Deeside has never been on on the Bank of Ireland Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Bank of Ireland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Deeside lawyers but Bank of Ireland will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the total legal charges and result in frustration.
- Get an alternative practitioner to act in the conveyancing, obviously checking they are on the Bank of Ireland panel
How does conveyancing in Deeside differ for newly converted properties?
Most buyers of new build or newly converted property in Deeside come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Deeside typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Deeside or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Deeside is where the house is located. Can you offer any advice?
Flying freeholds in Deeside are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Deeside you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deeside may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I own a leasehold house in Deeside. Conveyancing and Virgin Money mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Deeside who previously acted has long since retired. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Deeside conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a 2 bed flat in Deeside, conveyancing was carried out 8 years ago. How much will my lease extension cost? Similar properties in Deeside with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2097
With just 71 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns 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 placing reliance on this information without first getting professional advice.