We note that you have a search directory identifying law firms on the Lloyds conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Llangollen?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llangollen.

My grandfather passed away last year and as sole heir and executor I was left the property in Llangollen. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?

Given you plan to re-mortgage then Barclays will require that you use a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.

I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend solicitors offering fixed costs for non-domestic conveyancing in Llangollen for less than £1,200?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Llangollen, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. As for the charges these will vary based on the structure and terms of the deal. Let us have your details or phone us so that we can supply you with comprehensive commercial conveyancing quote.

I am employed by a long established estate agent office in Llangollen where we have witnessed a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local Llangollen conveyancing firms. Could you clarify whether the vendor of a flat can initiate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having 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 simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord 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.

I own a garden flat in Llangollen, conveyancing formalities finalised in 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Llangollen with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2094

With only 69 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

The conveyancers conducting our conveyancing in Llangollen has sent papers to review that state the land is unregistered with epitome documents. Why is the property not yet recorded at the Land Registry?

Over ninety percent of property in Llangollen is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Llangollen conveyancing lawyers will be familiar with such matters but in the event that uncertainty exists the conventional advice nowadays seems to be for the seller to register it first and subsequently deal with the sale conveyance - this will have a knock on effect to cause a protracted transaction.