I am obtaining a mortgage with Nat West. I would like to enlist the help of a Licensed Conveyancer in Treuddyn. Does the Nat West Conveyancing panel allow for Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial estate in Treuddyn?

Its becoming the norm that commercial conveyancing solicitors in Treuddyn 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 Treuddyn. 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 Treuddyn.

For each commercial conveyancing transaction in Treuddyn 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 may cause delays to Treuddyn commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Treuddyn.

I moved into my home on 5 March and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Treuddyn expressed confidence that it would be recorded in a couple of weeks. Are properties in Treuddyn uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Treuddyn registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested parties. At present roughly 80% of submission are fully dealt with within two weeks but occasionally there can be longer hold-ups. Historically registration is effected after the buyer has moved in to the premises therefore post completion formalities is not always top priority but where it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.

Frank (my husband) and I may need to rent out our Treuddyn basement flat temporarily due to taking a sabbatical. We instructed a Treuddyn conveyancing practice in 2004 but they have closed and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Treuddyn do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Treuddyn Conveyancing for Leasehold Flats - A selection of Queries before buying

How is the lease structured? What is the yearly maintenance fee and ground rent? You should be aware if it is less than 80 years it will have adverse implications on the value of the flat. It is worth checking with your bank that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Treuddynlease extensions you will be be obliged to have been the owner of the premises for two years before you are eligible to extend the lease.

My wife and I have chosen a Treuddyn conveyancing solicitor for our house purchase (FTB’s) and have picked up in the engagement letter that they are not covered by the FCA. Need I be worried or is that the norm with conveyancer?

We can't see why they should be. Most conveyancer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who dictate specific conditions regulating funds sitting by them.