I own a freehold premises in Llandudno but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Llandudno and has limited impact for conveyancing in Llandudno but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

My wife and I have recently appointed a conveyancing solicitor in Llandudno. I I would like to check if they are on the Santander approved list of lawyers. Can you or the lender confirm if they are on the panel?

The first thing to do is call your conveyancer and enquire whether they are on the lender panel. Alternatively please call Santander who may be able to assist.

I am planning to move property in February. Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Llandudno. Conveyancing solicitor was chosen prior to coming across your page.

On the day of completion you can pick up the house keys from your property agent however this can only occur when the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. After that you will need to tell the removal company that they can start moving you in. We are not in a position to suggest a specific removal organisation but can assist you in choosing a conveyancing in Llandudno or a legal practice that specialises in conveyancing in Llandudno.

My husband and I have organised a further advance on our mortgage from RBS as we intend to conduct improvements to our house in Llandudno. Are we obliged to appoint a high street Llandudno solicitor on the RBS conveyancing panel to handle the legals?

RBS don't usually appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.

I have finally had an offer on an apartment in Llandudno agreed to, the sellers do nevertheless have a connected purchase. The vendors have placed an offer on somewhere, however it’s not yet tied up, and are looking at other properties booked. I have chosen a high street conveyancing solicitor in Llandudno. What do I do now? When do I get the mortgage application with Yorkshire BS going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then survey, Llandudno conveyancing search costs, etc). The first thing to do is check that your solicitor is on the Yorkshire BS approved list. As to the next phase this very much dictated by the specifics of your case, motivation for the property and on the state of the market. During a hot market some purchasers would apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they pay their conveyancer to press on with the conveyancing in Llandudno.

I am purchasing my first flat in Llandudno benefiting from help to buy. The developers would not reduce the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my solicitor about the side-deal as it could impact my mortgage with Virgin Money. Do I keep my lawyer in the dark?.

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.

Do you have any top tips for leasehold conveyancing in Llandudno with the aim of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Llandudno can be avoided if you get in touch lawyers as soon as you market your property and ask them to put together the leasehold documentation which will be required by the buyers’ conveyancers.
Many freeholders or managing agents in Llandudno levy fees for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Llandudno. Some Llandudno leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Most leases in Llandudno state that internal structural changes or installing wooden flooring necessitate a licence from the Landlord acquiescing to such changes. Where you dont have the consents in place you should not contact the landlord without contacting your conveyancer before hand.

Llandudno Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

Is there a share of the freehold? Are there any major works on the horizon that will increase the service costs? Where a Llandudno lease has less than eighty years it will affect the value of the property. It is worth checking with your bank that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you will be be obliged to have owned the property for two years in order to be eligible to exercise a lease extension.