I am purchasing a property for cash in Llanddulas. I have been residing for the previous Seventeen years in Llanddulas. Conveyancing searches are expensive. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then all but one or two of the Llanddulas conveyancing searches are at your discretion. Your solicitor will 'advise', no-doubt strongly, that you should have searches completed, but he is duty bound to do this. One thing to take into account; if you are intend to sell the house at a future date, it will likely be be of importance to your prospective purchaser what the searches disclose. There are plenty of instances where premises with functional issues can still reveal detrimental search results. A competent conveyancing solicitor in Llanddulas will provide you some practical guidance in this regard.

Various web forums that I have visited warn that are the number one reason for delay in Llanddulas conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Llanddulas.

Due to the guidance of my in-laws I had a survey completed on a property in Llanddulas prior to instructing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks tend not issue a mortgage on a flying freehold premises.

It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanddulas. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanddulas to see if the conveyancing will be more expensive.

I own a leasehold flat in Llanddulas. Conveyancing and Nottingham Building Society mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Llanddulas who acted for me is not around. What should I do?

First make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. There is no need to instruct a Llanddulas conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Llanddulas - Examples of Queries Prior to buying

Its a good idea to discover as much as you can concerning the managing agents as they will either make living at the property much simpler or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to practical issues such as the cleanliness of the communal areas. Enquire of other tenants if they are happy with them. On a final note, investigate as to the dates that the service charges are due to the managing agents and precisely what it includes. It is important to be aware whether redecorating or some other major work is coming up to be shared by the leaseholders and will materially impact the level of the maintenance fees or require a one time invoice. For many Llanddulas leaseholds the cost for major works are not incorporated into the maintenance charges, although there some managing agents in Llanddulas require leaseholders to pay into a reserve fund and this is used to offset against major repairs or maintenance.

I am buying a garden apartment in Llanddulas. Conveyancing solicitor has been waiting for, from the owner, building insurance schedule. This morning I was informed that the vendor must forward the insurance documents for the flat above in addition. Why would my solicitor need to see the insurance for the other flat? Is it really required? We have been in hold for the last fortnight…

It is not impossible in leasehold conveyancing in Llanddulas to discover Conveyancing in Llanddulas in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats rather than the landlord insuring the whole premises - which is definitely preferable. Do check with your solicitor but it would seem that your property lawyer is looking to verify that the whole building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated as a result of lack of insurance cover.