We are selling our home in Llanallgo. Will the solicitor have to be required to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.

I just acquired a flat at auction in Llanallgo. Conveyancing is needed. What happens now?

Having for all intents and purposes signed on the dotted line you now have to retain a conveyancing lawyer soon as you now have a tight a fixed date to complete the deal. Every auction property will ordinarily have an associated legal pack. This will likely include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You need to pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete on the date specified in the contract.

When it comes to mortgage companies such as Bank of Ireland, do Llanallgo lawyers face a fee to be on the conveyancing panel?

We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

My fiancee and I are at the point of viewing houses in Llanallgo and I am now considering a potential offer. Should I already have a solicitor in place at this point? I intend to finance via a mortgage with Nottingham.

It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.

Should our lawyer be raising questions regarding flooding as part of the conveyancing in Llanallgo.

Flooding is a growing risk for solicitors dealing with homes in Llanallgo. There are those who purchase a house in Llanallgo, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, however there are a various checks that may be undertaken by the purchaser or by their conveyancers which should figure out the risks in Llanallgo. The standard completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to determine if the premises has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a purchaser may commence a legal claim for losses stemming from an inaccurate reply. A purchaser’s solicitors will also carry out an environmental report. This will higlight if there is a recorded flood risk. If so, further inquiries will need to be conducted.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Llanallgo is where the house is located. Is there any advice you can impart?

Flying freeholds in Llanallgo are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanallgo you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanallgo 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 property.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £450,000 maisonette in Llanallgo next week. The managing agents has quoted £360 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Llanallgo?

For most leasehold sales in Llanallgo conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing conveyancing due diligence questions Where consent is required before sale in Llanallgo Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Llanallgo leasehold premises is £350. For Llanallgo conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I invested in buying a basement flat in Llanallgo, conveyancing having been completed in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Llanallgo with a long lease are worth £206,000. The ground rent is £45 per annum. The lease ceases on 21st October 2091

With 67 years left to run we estimate the premium for your lease extension to range between £10,500 and £12,000 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive 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 you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.