We were just about to exchange contracts for a garden flat in Pentre Halkyn. We encountered a stumbling block. The mortgage offer with Bank of Scotland runs out on 18/9/2024 but the sellers are suggesting a completion date of 20/9/2024. Can one prolong the loan expiry date?

The person best placed to address this question is your conveyancer who will calculate if they corresponding with the lender, vendor’s solicitors, property agents or possibly all three given the circumstances your conveyancing to date.

I am thinking of refinancing my property in Pentre Halkyn, does my lawyer need to be on the Santander Solicitor panel?

There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Pentre Halkyn is the location of the property. What do you suggest?

Flying freeholds in Pentre Halkyn are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pentre Halkyn you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentre Halkyn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

In my capacity as executor for the will of my grandmother I am selling a property in Cardiff but I am based in Pentre Halkyn. My lawyer (approximately 200 miles awayneeds me to sign a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Pentre Halkyn who can attest and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in Pentre Halkyn

I wish to let out my leasehold apartment in Pentre Halkyn. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease dictates relations between the freeholder and you the leaseholder; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Pentre Halkyn do not contain strict prohibition on subletting – such a provision would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

Pentre Halkyn Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

Please note if it is fewer than eighty years it will affect the value of the apartment. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will be be obliged to have owned the residence for 24 months in order to be eligible to extend the lease. Be sure to enquire if the the lease contains any unreasonable restrictions in the lease. For example some leases prohibit pets being permitted in certain buildings in Pentre Halkyn. If you love the flatin Pentre Halkyn but your cat is not allowed to live with you then you will be faced hard compromise. Best to be warned if changing the roof or some other significant cost is anticipated that will be shared amongst the leasehold owners and could well dramatically increase the the maintenance costs or require a specific invoice.