The Dyserth conveyancing firm handling our Dyserth conveyancing has spotted a discrepancy between the surveyor’s assumptions in the valuation survey and what is revealed within the legal papers for the property. My lawyer says that he is duty bound to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

My wife and I are downsizing from our house in Dyserth and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Dyserth conveyancer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing practice as opposed to a conveyancing solicitor in Dyserth. Having lived in Dyserth for six years we know of no issue. Do we contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who did the conveyancing in Dyserth 10 years ago have long since closed. What do I do?

These day there are copies made of almost everything, and your solicitor should be aware precisely where to locate all the relevant paperwork so you may purchase or sell your house without a hitch. Where duplicates are not available, your conveyancer may be able to arrange cover in the form of insurance or indemnities against future claims on the premises.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Dyserth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Dyserth

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am attracted to a couple of apartments in Dyserth which have approximately forty five years left on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Dyserth. The lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the value of the lease reduces and it becomes more costly to acquire a lease extension. For this reason it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We recommend you get professional help from a solicitor and surveyor with experience in this area.

Leasehold Conveyancing in Dyserth - Sample of Questions you should ask Prior to buying

What is the the remaining lease term? You should be aware if it is fewer than 80 years it will impact the salability of the property. Check with your bank that they are willing to to proceed given the lease term. A short lease means that you will most likely require a lease extension at some point and you need to have some idea of what this would cost. For most Dyserthlease extensions you will be required to have been the owner of the premises for two years in order to be eligible to exercise a lease extension. Best to be warned whether window replacement or some other major work is pending to be shared by the leaseholders and will materially impact the level of the service costs or require a specific invoice.