Finally the sale completed on my house in Ceredigion last December but my buyer keeps telephoning every few hours to moan that their lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?

After completion of your sale your lawyer is obliged to send the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor should also evidence that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There is unlikely to be post completion requirements peculiar conveyancing in Ceredigion.

My relative suggested that if I am buying in Ceredigion I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Ceredigion conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Ceredigion around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ceredigion Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Ceredigion.

Is it best to go with a Ceredigion conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can conduct the conveyancing however they are based 200kilometers drive away.

The primary upside of using a local Ceredigion conveyancing practice is that you can attend the office to execute paperwork, present your ID and pester them where appropriate. They will also have local insight which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that should outweigh using an unfamiliar Ceredigion conveyancing lawyer just because they are local.

I am employed by a reputable estate agent office in Ceredigion where we have experienced a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Ceredigion conveyancing solicitors. Could you confirm whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a garden flat in Ceredigion, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Ceredigion with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2078

With 54 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 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 the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

Is it possible for you to recommend a cheap Ceredigion lawyer for purchasing an apartment? A friend recommended one but their quote was £1250 for a 250k property. That seems high. The bank will be Co-operative.

LenderPanel.com is restricted to being a directory service for conveyancers who wish to be listed as being on the approved conveyancing panel for Co-operative in certain areas such as Ceredigion . Our intention is not to recommend any particular solicitor.