We were just about to sign contracts for a property in Llanbrynmair. We have hit a snag. Our mortgage offer with Platform Home Loans Ltd runs out on 14/10/2025 but the vendors are putting forward a completion date of 16/10/2025. Is it possible to extend the mortgage offer?

The best person to address this concern is your conveyancer who will hopefully calculate if he or she is should be discussing with the bank, seller’s lawyers, estate agents or conceivably all parties based on the circumstances your house move as of today.

Do banks and building societies provide you with an approved list of Llanbrynmair conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?

Llanbrynmair conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.

Have completed on a a semi-detached house in Llanbrynmair , What is the estimated time for the Land Registry to record my title? My Llanbrynmair conveyancing solicitor has been very slow, so I want to check that my name is registered.

As far as conveyancing in Llanbrynmair registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry communicate with any third persons or bodies. At present approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place once the buyer is living at the property so 'speed' is not typically primary concern but if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

Am I best advised to instruct a Llanbrynmair conveyancing solicitor who is local to the property I am purchasing? I have an old university friend who can carry out the legal formalities but his firm is located 300miles drive away.

The benefit of a local Llanbrynmair conveyancing practice is that you can visit the firm to sign documents, hand in your ID and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were content that must trump using an unknown Llanbrynmair conveyancing solicitor solely due to them being round the corner.

We expect to complete the sale of our £150,000 garden flat in Llanbrynmair in just under a week. The freeholder has quoted £408 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Llanbrynmair?

Llanbrynmair conveyancing on leasehold flats normally involves the purchaser’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to do so. They may invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge invoiced by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration fees, otherwise the invoice is technically not due. In reality you have little choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I inherited a basement flat in Llanbrynmair, conveyancing formalities finalised in 2009. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Llanbrynmair with a long lease are worth £222,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2096

You have 71 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you 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 are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.