We instructed a local solicitor for my conveyancing in Llandysul last week. Going through the terms of engagement I seeI am on the hook for fees even if the sale aborts. Would I be best advised to instruct a web based solicitor practice who offer no completion no cost conveyancing in Llandysul?

It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be higher to offset those conveyances that do not proceed. You should be mindful that such schemes rarely protect you from outlay for instance Llandysul conveyancing search expenses.

AssumingI was to acquire a straightforward propertyin Llandysul for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Llandysul?

Any savings you would achieve would be isolated to the costs for searches. Your conveyancing practitioner still be obliged to do everything else - money laundering, communicating with the vendors conveyancer, SDLT return, register the ownership etc. A marginal saving might be made by not needing to register a mortgage but it will not be a lot.

We see that you have a search directory identifying law firms on the Virgin Money conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Llandysul?

We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llandysul.

My aunt advised me that in purchasing a property in Llandysul there may be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?

We are aware of a number of properties in Llandysul which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Llandysul should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am purchasing a end of terrace house in Llandysul. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property include checks to see if these works were previously refused?

Your conveyancer will review the deeds as conveyancing in Llandysul can sometimes identify restrictions in the title documents which prohibit categories of alterations or necessitated the permission of another owner. Many extensions need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

Is there a list of Virgin Money panel solicitors in Llandysul on the Building Society Association’s Website?

No. There is no such facility on the CML or Building Society Association websites. Very few lenders make their panel listings available online. If you are looking for a Llandysul conveyancing practitioner on the Virgin Money please make the most of our tool.

Harry (my fiance) and I may need to rent out our Llandysul ground floor flat for a while due to a career opportunity. We instructed a Llandysul conveyancing practice in 2003 but they have closed and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Notwithstanding that your last Llandysul conveyancing lawyer is no longer available you can review your lease to check if it allows you to sublet the premises. The accepted inference is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you must seek permission via your landlord or other appropriate person prior to subletting. This means you not allowed to sublet in the absence of first obtaining permission. The consent must not not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I own a studio flat in Llandysul, conveyancing was carried out June 2000. How much will my lease extension cost? Equivalent properties in Llandysul with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2093

With just 68 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.