IfI were to acquire a freehold homein Llandyrnog mortgage fee and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Llandyrnog?

Any savings you would achieve would be limited to the costs for searches. The lawyer still got to do everything else - money laundering, communicating with your vendors property lawyer, stamp duty return, register the property etc. You might save a bit for them not needing to register a mortgage however it will not be meaningful.

I have been told that property searches are the main reason for stalling in Llandyrnog conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Llandyrnog.

I moved into my apartment on 13 September and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Llandyrnog said it would be dealt with in a couple of weeks. Are titles in Llandyrnog particularly slow to register?

There is nothing unique about conveyancing in Llandyrnog registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and if the Land registry must send notices to any third parties. At present approximately 80% of submission are completed within 12 days but occasionally there can be longer delays. Historically registration occurs once the new owner has moved in to the property so an expedited registration is not usually top priority but if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

Due to the advice of my in-laws I had a survey completed on a house in Llandyrnog ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some lenders tend not issue a mortgage on such a premises.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llandyrnog. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llandyrnog to see if the conveyancing costs will increase in light of this.

What is the distinction between surveying and conveyancing in Llandyrnog?

Conveyancing - in Llandyrnog or elsewhere - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you find out about the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the seller to remedy the defects before you move in.