My mortgage broker requires my Llanarmon Yn Ial law firm’s panel reference for the Nat West conveyancing panel. How do I discover this. I have called my local Llanarmon Yn Ial office but they cant find it on their system.

You are best placed to get this information from your Llanarmon Yn Ial solicitor . They retain a central record lender panel numbers.

My wife and I are downsizing from our property in Llanarmon Yn Ial and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Llanarmon Yn Ial. Having lived in Llanarmon Yn Ial for three years we know of no issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

How does conveyancing in Llanarmon Yn Ial differ for newly converted properties?

Most buyers of new build or newly converted property in Llanarmon Yn Ial contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Llanarmon Yn Ial typically buy the site, 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 used to new build conveyancing in Llanarmon Yn Ial or who has acted in the same development.

I am employed by a long established estate agency in Llanarmon Yn Ial where we have witnessed a few flat sales jeopardised due to short leases. I have been given conflicting advice from local Llanarmon Yn Ial conveyancing solicitors. Could you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I purchased a studio flat in Llanarmon Yn Ial, conveyancing formalities finalised 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 Llanarmon Yn Ial with an extended lease are worth £185,000. The ground rent is £65 yearly. The lease runs out on 21st October 2085

You have 60 years remaining on your lease we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as 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 without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.

I note that you have a search directory identifying firms on the mortgage company conveyancing panel. Do Llanarmon Yn Ial conveyancing firms pay you a referral fee if I retain them for my own house purchase?

We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Llanarmon Yn Ial.