My friend advised me that where I am purchasing in Dyserth I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes included in the estimate for your Dyserth conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Dyserth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Dyserth Education with plans and statistics, Local Amenities and other useful information concerning Dyserth.

Me and my brother own a terraced Victorian house in Dyserth. Conveyancing solicitor acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Virgin Money to clarify?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dyserth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.

I am buying a new build apartment in Dyserth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dyserth

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan.

I am looking for a conveyancing lawyer in Dyserth for my home move. Is it possible to check a solicitor's record with the legal regulator?

Anyone may read published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.

In relation to leasehold conveyancing in Dyserth what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Dyserth. All leases are individual and legal mistakes in the legal wording can result in certain provisions are missing. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall A provision to repair to or maintain parts of the property

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Royal Bank of Scotland, and Platform Home Loans Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.

I acquired a split level flat in Dyserth, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Dyserth with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2098

You have 74 years left to run the likely cost is going to be between £8,600 and £9,800 plus 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 a more accurate figure in the absence of detailed 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 you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.