We are about to sign contracts for a leasehold flat in Llandudno Junction. We encountered a stumbling block. The mortgage offer with Godiva Mortgages Ltd runs out on 31/10/2024 but the sellers are suggesting a completion date of 4/11/2024. Is it possible to extend the loan expiry date?

The best person to deal with your concern is your lawyer who should determine if they should be discussing with the bank, seller’s representatives, estate agents or possibly all three given the circumstances your house move to date.

Can you help - my lawyer says that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Llandudno Junction conveyancing?

The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I am currently in the process of buying my council flat in Llandudno Junction. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

Barclays have agreed my home loan in principle, my bid on a property in Llandudno Junction has been accepted, what are the next steps?

The estate agent will need to be advised as to your property lawyer's details (make sure the property lawyers are on the lender’s approved list). Telephone Barclays or the financial adviser and finish off any appropriate documentation. Barclays will appoint a valuer who will get in contact with the estate agent or owners to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. Barclays will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Llandudno Junction.

Will our lawyer be raising enquiries concerning flooding during the conveyancing in Llandudno Junction.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Llandudno Junction. There are those who buy a house in Llandudno Junction, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that can be undertaken by the purchaser or by their solicitors which can give them a better understanding of the risks in Llandudno Junction. The conventional set of property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a buyer may bring a legal claim for losses resulting from an inaccurate answer. A purchaser’s conveyancers should also carry out an enviro report. This should higlight whether there is a recorded flood risk. If so, additional inquiries will need to be made.

I am employed by a busy estate agent office in Llandudno Junction where we have experienced a number of leasehold sales put at risk as a result of short leases. I have received contradictory information from local Llandudno Junction conveyancing firms. Please can you confirm whether the vendor of a flat can instigate 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is 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 buyer.

I own a garden flat in Llandudno Junction, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Llandudno Junction with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2079

With just 55 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns 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 placing reliance on this information without first seeking the advice of a professional.

I am looking to buy a house and need a conveyancing solicitor in Llandudno Junction who is on the bank solicitor panel. Could you point me in the right direction as regards a Llandudno Junction solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who carry out conveyancing in Llandudno Junction. We dont recommend any particular conveyancing practice.