I purchased a freehold premises in Llay but still invoiced for rent, why is this and what is this?

It is rare for properties in Llay and has limited impact for conveyancing in Llay but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

I am purchasing a garden flat in Llay. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Llay you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Llay.

As co-executor for the will of my father I am selling a property in Cardiff but I am based in Llay. My lawyer (approximately 260 kilometers from mehas requested that I sign a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Llay to witness this legal document for me?

strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Llay based

Last May I purchased a leasehold property in Llay. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I inherited a ground floor flat in Llay, conveyancing formalities finalised 6 years ago. 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? Equivalent flats in Llay with a long lease are worth £216,000. The ground rent is £50 yearly. The lease finishes on 21st October 2094

You have 69 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

A couple of weeks ago I was told by my mortgage company that their panel conveyancers work on no completion no charge basis for conveyancing in Llay. My purchase aborted and now the solicitors have invoiced for search fees! They say the fees are nothing to do with their fees!

By promising "no sale no fee" Llay conveyancing lawyers are waiving their charges for any work conducted. We must stress this is NOT an insurance scheme. Disbursements aren’t covered – where the conveyancer have to pay money out to other people, e.g. Llay local search fees