I opted for a local firm for our conveyancing in Llanddulas recently. After carefully reading the Terms and Conditions I notewe are liable for charges even if the sale aborts. Should I go with them or instruct an internet conveyancing brokerage offering no move no charge conveyancing in Llanddulas?

It is usually a trade off in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be higher to counteract the transactions that abort. Do bear in mind that such promotions generally do not protect you from disbursements for instance Llanddulas conveyancing search expenses.

I am the registered owner of a freehold residence in Llanddulas yet pay rent, why is this and what is this?

It’s unusual for properties in Llanddulas and has limited impact for conveyancing in Llanddulas but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

Should my lawyer be raising questions concerning flooding during the conveyancing in Llanddulas.

Flooding is a growing risk for conveyancers dealing with homes in Llanddulas. Plenty of people will purchase a house in Llanddulas, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Llanddulas. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to discover if the property has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the seller, then a purchaser may issue a claim for damages resulting from an misleading reply. A purchaser’s lawyers may also commission an enviro search. This should reveal if there is a recorded flood risk. If so, more detailed investigations will need to be made.

Over the last few months I have been searching for a flat up to £305k and found one round the corner in Llanddulas I like with open areas and railway links in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in Llanddulas for this price, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

Are all Llanddulas solicitors on every bank conveyancing panel?

You can use our search tool or you can go into your local lender branch in Llanddulas. Chances are that they will be in a position to suggest some reputable conveyancing solicitors in Llanddulas