As someone with no idea as to the Prestatyn conveyancing process what’s your top tip you can give me for the house moving process in Prestatyn

Not many law firms or advisers will tell you this but conveyancing in Prestatyn or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the home moving process. E.g., the seller, selling agent and on occasion the lender. Appointing a lawyer for your conveyancing in Prestatyn an important selection as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to act in your legal interests and to keep you safe.

Every so often a potential adversary will try and persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by claiming that your conveyancer is dragging his heels. Or your mortgage broker may tell you to do something that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

My apartment in Prestatyn is up for sale and I have accepted an offer. Does my conveyancing practitioner need to be on the Co-operative conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.

How does conveyancing in Prestatyn differ for newly converted properties?

Most buyers of new build property in Prestatyn approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because builders in Prestatyn usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Prestatyn or who has acted in the same development.

I'm remortgaging my primary property to a BTL mortgage with Lloyds TSB Bank and I will use the rest of the raised equity towards further house. The location we are looking at is Prestatyn. Will your lawyers be able to act for both sets of lenders and link together the two deals?

Make use of our comparison tool on this page to check that the solicitors are approved by both lenders. On the basis that they are the solicitor should be able to connect the two conveyancing matters but you should talk with you solicitor and make clear your expectations and needs.

I am a negotiator for a busy estate agency in Prestatyn where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have received contradictory information from local Prestatyn conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can commence the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a basement flat in Prestatyn, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Prestatyn with an extended lease are worth £197,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2080

With only 55 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.