In what way does my ID and proof of funds have anything to do with my conveyancing in Pentraeth? Why is this being asked of me?

It is indeed that case that these requests have nothing to do with conveyancing in Pentraeth. However these days you will not be able to complete any conveyancing process if you have not submitting evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence and a council tax bill. Please note that if you are supplying your driving licence as evidence of identification it needs to be both the paper part as well as the photo card part, one is not acceptable in the absence of the other.

Verification of the origin of funds is mandated under Money Laundering Regulations. Please do not be offended when when this is requested of you as your lawyer must have this information on file. Your Pentraeth conveyancing lawyer will require evidence of proof of funds before they are able to accept any monies from you into their client account and they may also ask further questions regarding the origin of monies.

Just bought a terraced house in Pentraeth , how long should it take for the Land Registry to register my ownership? My Pentraeth conveyancing solicitor works at snail pace, so I want to check that my name is registered.

As far as conveyancing in Pentraeth registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. As of today in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to longer delays. Registration occurs after the purchaser is living at the premises therefore post completion formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

I'm buying a new build house in Pentraeth benefiting from help to buy. The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my lawyer about the deal as it could put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Taking into account that I am about to spend hundreds of thousands of pounds on a two bedroom apartment in Pentraeth I would like to have a conversation with the solicitor about myconveyancing prior to instructing the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be conducting your property ownership legalities in Pentraeth.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Pentraeth should be the figure that you are charged.

I am tempted by the attractive purchase price for a two apartments in Pentraeth which have about 50 years unexpired on the lease term. Do I need to be concerned?

There is no doubt about it. A leasehold apartment in Pentraeth is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most purchasers and banks, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Pentraeth conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I bought a 1st floor flat in Pentraeth, conveyancing formalities finalised in 2003. 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? Comparable flats in Pentraeth with over 90 years remaining are worth £181,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2076

With only 51 years unexpired the likely cost is going to range between £30,400 and £35,200 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.