We're in Dulas and Nebo, First time buyers purchasing with a mortgage (lender is Clydesdale , and our lawyer is on the Clydesdale conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer 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.

My stepmother pointed out to me me that in purchasing a property in Dulas and Nebo there could be various restrictions prohibiting external alterations to the property. Is this right?

We are aware of anumerous of properties in Dulas and Nebo which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Dulas and Nebo should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you point me to a directory of Co-operative panel conveyancers in Dulas and Nebo on the Council of Mortgage Lender’s Website?

No. There is no such tool on the CML or Building Society Association sites. A small selection of lenders make their panel listings visible online. Where you are seeking to appoint a Dulas and Nebo conveyancing practitioner on the Co-operative please use our facility.

I am selling my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being difficult. The Dulas and Nebo solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm buying a new build house in Dulas and Nebo with the aid of help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my lawyer about this deal as it would jeopardize 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.

Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Dulas and Nebo I like with a park and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Dulas and Nebo in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you require a home loan that many years will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

I am looking at a couple of apartments in Dulas and Nebo which have about forty five years unexpired on the leases. Will this present a problem?

There is no doubt about it. A leasehold flat in Dulas and Nebo is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the marketability of the property. The majority of buyers and lenders, leases with under eighty years become less and less marketable. On a more positive 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 premises 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 Dulas and Nebo 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. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. 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 acquired a leasehold flat in Dulas and Nebo, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Dulas and Nebo with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2081

You have 56 years left to run the likely cost is going to be between £29,500 and £34,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.