Forgive me if this question is silly but I am new to the house moving as FTB of a two bedroom flat in Llandudno. Do I pick up the keys to the premises on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Llandudno?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s solicitors, and once they have received this, you should be invited to collect the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.

We are purchasing a detached bungalow in Llandudno. We would like to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to determine if these alterations are permitted?

Your property lawyer will review the registered title as conveyancing in Llandudno can sometimes identify restrictions in the title deeds which prohibit certain alterations or require the consent of a 3rd party. Many additions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

We are getting a further advance on our mortgage from Leeds Building Society as we want to conduct improvements to our property in Llandudno. Are we obliged to appoint a nearby Llandudno solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?

Leeds Building Society don't usually require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.

I decided to have a survey done on a house in Llandudno in advance of retaining solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend refuse to issue a loan on a flying freehold home.

It varies from the lender to lender. Lloyds has different requirements from Nationwide. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llandudno. Conveyancing may be slightly more expensive based on your lender's requirements.

How do I use the search app to find a conveyancing lawyer in Llandudno on the approved list for my bank?

1st pick a lender such as Accord Mortgages Ltd, Barnsley Building Society or TSB then choose your preferred area for instance Llandudno. Conveyancing organisations in Llandudno and nationally will then be identified.

As co-executor for the will of my father I am disposing of a residence in Monmouth but I am based in Llandudno. My conveyancer (who is 200 kilometers awayneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Llandudno to witness and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are located in Llandudno

I am employed by a busy estate agency in Llandudno where we have experienced a number of leasehold sales derailed due to short leases. I have received contradictory information from local Llandudno conveyancing firms. Could you clarify whether the vendor of a flat can commence the lease extension process for the buyer?

Provided that the seller has owned the lease 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 proposed purchaser can avoid having to wait 2 years for a lease extension. 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 purchaser.

Leasehold Conveyancing in Llandudno - A selection of Queries Prior to buying

It is important to be aware if a new roof is being installed or some other major work is anticipated to be shared amongst the leaseholders and will dramatically impact the level of the service fees or result in a specific invoice. How many years remain on the lease? Plenty Llandudno leasehold apartments will be liable to pay a service bill for the upkeep of the building set on behalf of the freeholder. If you purchase the flat you will have to pay this amount, usually in instalments during the year. This may differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent to be met annual, this is usually not a significant amount, say about £50-£100 but you should to enquire it because on occasion it can be prohibitively expensive.