What is the first thing I need to know regarding purchase conveyancing in Llandudno Junction?

You may not hear this from too many lawyers but conveyancing in Llandudno Junction and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the legal transfer of property. For example, the seller, selling agent and sometimes a lender. Selecting a lawyer for your conveyancing in Llandudno Junction an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose role it is to look after your legal interests and to protect you.

Every so often a third party with a vested interest may attempt to persuade you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by suggesting your conveyancer is slow. Or your mortgage broker may advise you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.

What can a local search tell me about the property my wife and I purchasing in Llandudno Junction?

Llandudno Junction conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search plays an important role in many a Llandudno Junction conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

Are there restrictive covenants that are commonly identified during conveyancing in Llandudno Junction?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Llandudno Junction. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am tempted by the attractive purchase price for a couple of flats in Llandudno Junction which have in the region of fifty years remaining on the leases. Will this present a problem?

There are plenty of short leases in Llandudno Junction. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease gets shorter the marketability of the lease decreases and it becomes more expensive to acquire a lease extension. For this reason it is advisable to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you get professional help from a solicitor and surveyor with experience in this field.

I invested in buying a 2 bed flat in Llandudno Junction, conveyancing formalities finalised 7 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 flats in Llandudno Junction with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease comes to an end on 21st October 2079

With only 54 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. 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 taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

Myself and my husband have just had an offer accepted on a property and had meeting on Friday with the Post Office for the mortgage. They have informed me that when it comes to appointing a conveyancer that if they are not on their approved panel of property lawyers then we will incur an extra fee of £250+. This is because they would then have to instruct a solicitor to act on their behalf as well as the one we appoint on our behalf and we will be on the hook for their fees. I have asked the Post Office to furnish me with a list so I can request estimates only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a list online?

You can enquire of the Post Office what their criteria for joining their panel is for a solicitor.Then ask the property lawyer of your choice whether they fit that criteria and have they acted on loans for the Post Office previously. If the answer to those is yes, then just double check with the Post Office. Another option is to utilise our search facility and we should be able to locate a property lawyer in Llandudno Junction on the approved list for the Post Office.