Having been told to check out your site we were about to appoint conveyancing solicitor in Llandyrnog found using your comparison tool but have come across alternative costs illustrations via the web seem less expensive – why is this?

One can find plenty of firms advertising alleged £99 conveyancing, unfortunately it’s common in such cases for extracosts result in the completion bill being inflated. According to the Legal Ombudsman charges contained in terms of engagement should be honest and reasonable and be applied The conveyancers that we list for conveyancing in Llandyrnog clearly state all legal fees for a standard conveyancing matter.

We are planning to purchase with Melton Mowbray Building Society. I went into a few local solicitors yet cant to find a Llandyrnog conveyancing firm on the Melton Mowbray Building Society panel. Could you help?

Please do make use of the find a lender approved solicitor tool on this page. Pick the lender and type Llandyrnog or your preferred area and you will discover a number of lawyer located in Llandyrnog or near you.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Llandyrnog I like with open areas and station nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Llandyrnog for this price, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

Do you have any advice for leasehold conveyancing in Llandyrnog from the point of view of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Llandyrnog can be bypassed where you instruct lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the purchasers’ conveyancers.
Some Llandyrnog leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly 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 service charge figures so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years left on your lease but it would be advisable double-check via your conveyancers. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 75 years. In the circumstances it is important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Organising a duplicate share certificate is often a lengthy formality and delays many a Llandyrnog conveyancing deal. Where a reissued share certificate is needed, you should approach the company officers or managing agents (if relevant) for this at the earliest opportunity. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Llandyrnog leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence from the Landlord consenting to such alterations. If you fail to have the consents in place you should not contact the landlord without checking with your conveyancer in advance.

I acquired a 1 bedroom flat in Llandyrnog, conveyancing was carried out December 1998. 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? Similar properties in Llandyrnog with a long lease are worth £180,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2083

With only 58 years remaining on your lease the likely cost is going to range between £22,800 and £26,400 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.

I have appointed a Llandyrnog conveyancing solicitor for our house purchase (FTB’s) and have spotted in the terms and conditions that they are not covered by the Financial Conduct Authority. Should I be worried or is that usually the case with solicitor?

We can't see why they should be. Most solicitor don't lend money. They will be regulated by the SRA, who dictate stringent rules in relation to funds held in their bank.