It is is a decade since I purchased my property in Llanfechain. Conveyancing solicitors have now been appointed on the sale but I can't track down my title documents. Will this jeopardise the sale?

Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they may be in the possession of the conveyancers who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Llanfechain involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.

My wife and I have a renovated Georgian property in Llanfechain. Conveyancing lawyer acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanfechain and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.

About to purchase a new build apartment in Llanfechain. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Llanfechain

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

My uncle has suggested that I use his conveyancers in Llanfechain. Do I follow his advice?

Much as we are happy to recommend a Llanfechain conveyancing lawyer the ideal way to choose a conveyancing lawyer is to get feedback from friends or relatives who have previously instructed the solicitor that you are are thinking of instructing.

Can you offer any advice when it comes to choosing a Llanfechain conveyancing practice to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Llanfechain conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Llanfechain conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

Can they put you in touch with clients in Llanfechain who can give a testimonial? If they are not ALEP accredited then what is the reason?

I own a studio flat in Llanfechain, conveyancing formalities finalised May 2008. Can you work out an approximate cost of a lease extension? Similar properties in Llanfechain with a long lease are worth £216,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2094

With just 69 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.