Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Llandrindod Wells?

Its becoming the norm that commercial conveyancing solicitors in Llandrindod Wells will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Llandrindod Wells. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Llandrindod Wells.

For every commercial conveyancing transaction in Llandrindod Wells it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Llandrindod Wells commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Llandrindod Wells.

I am purchasing my first flat in Llandrindod Wells benefiting from help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not reveal to my solicitor about the deal as it could affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Am I right to be wary about brokers that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a High Street Llandrindod Wells conveyancing practice?

As with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are many parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend lawyers to retain. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the recommendation. You are free to select your preferred conveyancer. Don't forget that most lenders specify a panel list of conveyancers you have to use for the mortgage aspect of your house move.

I only have 62 years remaining on my flat in Llandrindod Wells. I now wish to extend my lease but my landlord is can not be found. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to find the lessor. In some cases an enquiry agent may be helpful to carry out a search and to produce a report which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s disappearance and the application to the County Court covering Llandrindod Wells.

I bought a 1 bedroom flat in Llandrindod Wells, conveyancing formalities finalised 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Llandrindod Wells with a long lease are worth £165,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2102

With only 78 years remaining on your lease the likely cost is going to span between £7,600 and £8,800 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

My father-in-law mentioned that before choosing a conveyancing lawyer they need approved by your bank. This is my first home move but I have an offer in principle via Nat West Bank and I already have a local conveyancing solicitor in Llandrindod Wells lined up. Will Halifax insist on an approved conveyancer to be instructed? Does a directory of panel firms even exist so I can appoint a conveyancing lawyer in Llandrindod Wells?

You need to use a solicitor that is on the Halifax panel. Just call your chosen Llandrindod Wells conveyancing lawyer and ask if they are on the Halifax panel. If they are not approved you have numerous alternatives available to you here:

• Proceed with your preferred Llandrindod Wells conveyancer but Halifax will undoubtedly use a conveyancing practitioner on their approved panel. This will result in additional cost and potential interruption.
• Get a fresh conveyancing practitioner to conduct the conveyancing, not forgetting to check that they are on the Halifax conveyancing panel.
• Convince your property lawyer to pull out all the stops to get accepted on the Halifax panel of solicitors.