My IFA requires my Llanrhystud lawyer’ panel reference for the Nat West conveyancing panel. What is the best way to discover this. I have e-mailed my local Llanrhystud branch but they cant find it on their system.

The sensible thing to do is ask for this information from your Llanrhystud lawyer . Most Llanrhystud conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

My wife and I own a semi-detached Georgian house in Llanrhystud. Conveyancing practitioner acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanrhystud and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who carried out the work.

Just had an offer accepted on a new build flat in Llanrhystud. 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 is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Llanrhystud

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. 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.

I'm converting the mortgage on my primary house to a buy to let loan with Platform Home Loans Ltd and intend to use the remaining equity as a deposit on another property. The neighborhood we are interested in is Llanrhystud. Will your solicitors be able to act for both sets of lenders and link together the two deals?

Do use our comparison tool on this page to be sure that the conveyancers are on the appropriate lender panels. Assuming that they are your lawyer will be able to tie up the two conveyancing matters but you should talk with you solicitor and communicate your expectations and requirements.

Completion is due on our sale of a £300,000 garden flat in Llanrhystud on Friday in a week. The managing agents has quoted £348 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Llanrhystud?

Llanrhystud conveyancing on leasehold apartments often necessitates the buyer’s conveyancer submitting questions for the landlord to address. Although the landlord is not legally bound to address these enquiries most will be content to assist. They are at liberty to invoice a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge levied by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, otherwise the invoice is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you if you want to sell the property.

I bought a split level flat in Llanrhystud, conveyancing having been completed in 1998. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Llanrhystud with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease terminates on 21st October 2093

You have 69 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.