Can you recommend a Britannia approved St Asaph conveyancing conveyancer finish our house move within a short deadline? Would it be better to use a local St Asaph conveyancer or a factory type comparison site?

We would be happy to suggest some excellent St Asaph conveyancing firms. You can also walk up the main road in St Asaph. Go in to a couple of firms and ask to speak with a conveyancing solicitor for a costs illustration. Discuss your expectations together with the reasons and get an assurance on your deadline. Choose the one that appears most efficient.

My bank has suggested solicitors on their panel based in St Asaph but I would rather instruct a conveyancing lawyer in St Asaph or nearer to where I live. Can you assist?

Far from all St Asaph conveyancing firms are on all lender’s conveyancing panel. Use our find an approved solicitor tool to identify a St Asaph conveyancing firm on the on the mortgage company panel.

Should commercial conveyancing searches disclose proposed roadworks that may affect a commercial premises in St Asaph?

Many commercial conveyancing solicitors in St Asaph will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in St Asaph. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Asaph.

For every commercial conveyancing transaction in St Asaph it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to St Asaph commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in St Asaph.

I have recentlybecome aware that Action Conveyancing have been shut down. They carried out my conveyancing in St Asaph for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?

The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Asaph conveyancing specialists.

Do you have any top tips for leasehold conveyancing in St Asaph with the intention of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in St Asaph can be reduced where you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the purchasers’ conveyancers.
A minority of St Asaph leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have had conflict with your freeholder or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to unresolved. Many freeholders or managing agents in St Asaph charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of delay in leasehold conveyancing in St Asaph.

I purchased a basement flat in St Asaph, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in St Asaph with a long lease are worth £186,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2077

With 52 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as 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 extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional 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.