Completed the sale of my flat in Llanddulas last June yet the purchaser is telephoning me complaining that her lawyer is waiting to hear from mine. What should have happened following completion?

Post completion of your sale your lawyer is duty bound to send the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your solicitor must also evidence that the home loan has been paid off to the purchasers lawyers. There is unlikely to be post completion steps just for conveyancing in Llanddulas.

It has been three months following my purchase conveyancing in Llanddulas concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Llanddulas is where the house is located. What do you suggest?

Flying freeholds in Llanddulas are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanddulas you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanddulas may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am selling my house. My previous solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Llanddulas if that affects matters.

Do use our search tool to help you choose a solicitor for your conveyancing in Llanddulas. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I have recently realised that I have Fifty years unexpired on my flat in Llanddulas. I am keen to extend my lease but my landlord is missing. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have done all that could be expected to find the freeholder. For most situations an enquiry agent may be helpful to try and locate and prepare a report to be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Llanddulas.

Llanddulas Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

It would be prudent to discover as much as you can regarding the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to day to day matters such as the cleanliness of the communal areas. Don't be shy to ask prospective neighbours whether they are happy with their management. Finally, find out the dates that the maintenance charges are due to the appropriate party and precisely how they are spending the funds. Plenty Llanddulas leasehold properties will be liable to pay a service bill for maintenance of the block levied on behalf of the management company. Should you buy the flat you will have to pay this liability, usually quarterly accross the year. This could be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a ground rent to be met annual, this is usually not a exorbitant sum, say about £25-£75 but you need to enquire as on occasion it could be prohibitively expensive. Generally speaking the outlay for major works tend not to be incorporated into the service charges, although there some managing agents in Llanddulas ask leasehold owners to pay into a reserve fund created for the specific purpose of building a fund for larger works.