I chose a Prestatyn based solicitor for our conveyancing in Prestatyn recently. After carefully reading the official terms of business I noteI am responsible for charges even if the sale aborts. Should I go with them or appoint an internet conveyancing company offering no completion no charge conveyancing in Prestatyn?

It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the fee levels will generally be higher to counteract the transactions that fail to complete. Please beware that such schemes tend not to cover disbursements for instance Prestatyn conveyancing search charges.

The Prestatyn conveyancing firm handling our Prestatyn conveyancing has identified a discrepancy when comparing the information in the valuation survey and what is revealed within the conveyancing documents. My solicitor says that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

About to purchase a new build apartment in Prestatyn. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Prestatyn

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants.

What does commercial conveyancing in Prestatyn cover?

Non domestic conveyancing in Prestatyn incorporates a wide array of guidance, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

What are your top tips when it comes to finding a Prestatyn conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Prestatyn conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Prestatyn conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

How experienced is the firm with lease extension legislation? What are the charges for lease extension work?

I acquired a leasehold flat in Prestatyn, conveyancing having been completed 9 years ago. How much will my lease extension cost? Corresponding properties in Prestatyn with over 90 years remaining are worth £265,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2101

With 76 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.

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