Recently contacted my conveyancing solicitor in Trefnant who completed the legal work two years ago and wanted a conveyancing estimate based on the same type of house move (a leasehold residence and a freehold property) of almost identical values with a home loan from Skipton Building Society. I am now being quoted twice the amount. Should I look for an alternative firm of conveyancing solicitor?

The estimate fees are a bit high. If you you were to look around you may be able to trim some of the cost by say £125. That being said, providing that you were satisfied with the service the firm provided you mightcome to rue choosing an an unknown lawyer. Don't forget to enquire the conveyancer can also act for Skipton Building Society. You can make use of our search tool to choose a Trefnant conveyancing firm on the Skipton Building Society approved list of lawyers, which can often include conveyancing solicitors in Trefnant.

We wanted to use a conveyancing solicitor in Trefnant for our house move. Our financial adviser informed us that our mortgage lenders Yorkshire Building Society won't deal with them. Surely this is unduly restrictive?

A bank can require an approved conveyancer act for it. You would be liable to meet the cost of this. Please make use of our search facility to get a quote from a solicitor to carry conveyancing in Trefnant on the Yorkshire Building Society member panel.

I am purchasing a property and the solicitor has referenced Chancel Repair to which the house could be liable as it falls into the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Trefnant

Unless a previous acquisition of the property took place post 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Trefnant to remain recommending a chancel search and or chancel repair liability insurance.

In searching the web for the term cheap conveyancing in Trefnant it brings up many conveyancersin the area. How do I determine which is the suitable solicitor for my move?

The preferential method of finding a suitable conveyancer is through a trusted recommendation, so seek the opinion of colleagues and those you trust who have acquired a property in Trefnant or a reputable estate agent or mortgage broker. Charges for conveyancing in Trefnant differ, so it's a good idea to secure at least four quotes from varying types of property lawyers. Be sure to seek confirmation what costs in the quote includes.

I am looking at a couple of apartments in Trefnant both have approximately forty five years remaining on the leases. Will this present a problem?

There is no doubt about it. A leasehold apartment in Trefnant is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the salability of the property. The majority of purchasers and banks, leases with under eighty years become less and less attractive. On a more positive 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 a residence 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 Trefnant conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. 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 purchased a split level flat in Trefnant, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Trefnant with a long lease are worth £222,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2096

You have 71 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.