I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in Llanrwst. 95% of the properties are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Llanrwst?

You are taking a significant risk in not carrying out Llanrwst conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that you have them. If speed and expenses are top of your issues you should discuss with your solicitor about the options such as contingency insurance available to you

I have been told that property searches are the number one cause of hinderance in Llanrwst house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Llanrwst.

The estate agent has sent us the confirmation of our purchase of a new build flat in Llanrwst. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llanrwst

Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one round the corner in Llanrwst I like with amenity areas and railway links nearby, however it's only got 52 years on the lease. I can't really find anything else in Llanrwst suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Llanrwst. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

The majority of houses in Llanrwst are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Llanrwst so you should seriously consider shopping around for a Llanrwst conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your lawyer will appraise you on the various issues.

I bought a 1st floor flat in Llanrwst, conveyancing was carried out in 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Llanrwst with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease finishes on 21st October 2078

With 60 years remaining on your lease the likely cost is going to range between £20,000 and £23,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply 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 issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.