Do the Building Society Association intend to launch a online directory to to identify practices on the Melton Mowbray Building Society conveyancing panel for instance in Pentre Halkyn?

We are not aware of any plans on the part of the BSA to develop such a tool.

I used Action Conveyancing a few years past for my conveyancing in Pentre Halkyn. Now, I need the files however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pentre Halkyn of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Pentre Halkyn is where the house is located. Is there any guidance you can give?

Flying freeholds in Pentre Halkyn are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pentre Halkyn you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentre Halkyn may determine 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 residence.

I need to instruct a conveyancing solicitor for my conveyancing in Pentre Halkyn. I have land on a web site which looks to be the ideal answer If it is possible to get all the legals done via email that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Frank (my husband) and I may need to rent out our Pentre Halkyn basement flat for a while due to a new job. We instructed a Pentre Halkyn conveyancing firm in 2004 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

A lease dictates the relationship between the landlord and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Pentre Halkyn do not prevent subletting altogether – such a provision would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I acquired a 1st floor flat in Pentre Halkyn, conveyancing formalities finalised April 2005. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Pentre Halkyn with a long lease are worth £186,000. The ground rent is £55 per annum. The lease ends on 21st October 2075

With only 52 years left to run we estimate the premium for your lease extension to range between £29,500 and £34,000 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 the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.