The Llanarmon Yn Ial conveyancing firm handling our Llanarmon Yn Ial conveyancing has uncovered a difference between the assumptions in the valuation survey and what is in the title deeds. My lawyer says that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance appropriate?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions 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 both parties.

I am helping my step-mother sell her flat in Llanarmon Yn Ial. Does the conveyancer order an energy assessment or it is for me to see to?

After the demise of HIPs, EPC’s remained a compulsory element of selling a house. An EPC needs to be to hand before the property is marketed. It is not a task that lawyers ordinarily organise. Where you are instructing a Llanarmon Yn Ial conveyancing lawyer they may be willing to arrange energy performance certificates due to their relationships with long established local energy assessors

My bid for a property was accepted at auction in Llanarmon Yn Ial. Conveyancing is needed. What is next?

Now that you have exchanged you must instruct a conveyancing solicitor as a matter of priority as you are facing a pending deadline in which to complete the conveyancing. All auction property should have a bespoke auction set of papers. This will likely include evidence of title and search results. If you have purchased leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to pass this on to the lawyer instructed by you as soon as possible. Do make sure that your finances are in order to complete on the on the contractual date .

Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Llanarmon Yn Ial solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llanarmon Yn Ial postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Llanarmon Yn Ial.

I moved into my flat on 11 January and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Llanarmon Yn Ial expressed confidence that it will be recorded inside ten days. Are transfers in Llanarmon Yn Ial uniquely lengthy to register?

As far as conveyancing in Llanarmon Yn Ial is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry have to notify any 3rd parties. Currently approximately 80% of such applications are completed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration takes place once the new owner is living at the premises therefore post completion formalities is not always an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.

I am downsizing from my home. My previous conveyancers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Llanarmon Yn Ial if that affects matters.

You should use our search tool to help you choose a solicitor for your conveyancing in Llanarmon Yn Ial. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.

Can you provide any advice for leasehold conveyancing in Llanarmon Yn Ial from the perspective of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Llanarmon Yn Ial can be bypassed if you get in touch lawyers the minute you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ solicitors.
The majority of freeholders or managing agents in Llanarmon Yn Ial charge for providing management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Llanarmon Yn Ial. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Llanarmon Yn Ial state that internal structural alterations or installing wooden flooring calls for a licence issued by the Landlord consenting to such works. If you fail to have the approvals to hand do not contact the landlord without contacting your conveyancer first. You may think that you are aware of the number of years left on your lease but it would be advisable verify this via your lawyers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. It is therefore essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unsettled.

I am the registered owner of a 1st floor flat in Llanarmon Yn Ial, conveyancing was carried out April 2003. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Llanarmon Yn Ial with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2091

With only 67 years left to run we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.