Various internet forums that I have visited warn that are a common cause of obstruction in Talsarnau conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Talsarnau.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Talsarnau?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Talsarnau. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Talsarnau differ for newly converted properties?

Most buyers of new build property in Talsarnau approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Talsarnau tend to purchase 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 property lawyers 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 accustomed to new build conveyancing in Talsarnau or who has acted in the same development.

Due to the guidance of my in-laws I had a survey completed on a property in Talsarnau in advance of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks will refuse to give a loan on a flying freehold home.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. 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 Talsarnau. Conveyancing will be smoother if you use a solicitor in Talsarnau especially if they are accustomed to such properties in Talsarnau.

I've recently bought a leasehold property in Talsarnau. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a 2 bed flat in Talsarnau, conveyancing having been completed in 2009. Can you work out an approximate cost of a lease extension? Similar flats in Talsarnau with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease expires on 21st October 2082

With just 57 years left to run we estimate the premium for your lease extension to span between £28,500 and £33,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.