I am purchasing a house for cash in Rhos On Sea. I have resided for the last 15 years in Rhos On Sea. Conveyancing searches are a lot of money. Given that I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then the vast majority of the Rhos On Sea conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches done, but he is duty bound to take that path of guidance. One thing to consider; if you are intend to dispose of the house one day, it may be of interest to your prospective purchaser what the searches determine. Sometimes properties with functional issues can still reveal negative search results. A competent conveyancing solicitor in Rhos On Sea will provide you some helpful advice in this regard.

We are looking to buy a flat and require a conveyancing solicitor in Rhos On Sea who is on the Bank of Ireland approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Rhos On Sea.

Due to the advice of my in-laws I had a survey completed on a house in Rhos On Sea ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders tend refuse to grant a mortgage on a flying freehold premises.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rhos On Sea. Conveyancing will be smoother if you use a solicitor in Rhos On Sea especially if they regularly deal with such properties in Rhos On Sea.

What does commercial conveyancing in Rhos On Sea cover?

Commercial conveyancing in Rhos On Sea covers a broad range of guidance, offered by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer 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 mortgages and the termination of leases.

I am attracted to a two maisonettes in Rhos On Sea both have in the region of forty five years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold apartment in Rhos On Sea is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the salability of the premises. The majority of buyers and banks, leases with less than eighty years become less and less marketable. On a more upbeat 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 premises 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 Rhos On Sea conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. 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 inherited a basement flat in Rhos On Sea, conveyancing was carried out in 2008. How much will my lease extension cost? Corresponding flats in Rhos On Sea with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease comes to an end on 21st October 2084

With just 60 years remaining on your lease the likely cost is going to be between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" 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 the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.