Why do I have to pay up front for conveyancing in Llanwrda?

If you are buying a property in Llanwrda your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the purchase price then this should be required immediately prior to contracts are exchanged. The closing balance that is due should be sent to your lawyer shortly before completion.

I am the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Llanwrda. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership could be considered the same way as though I had purchased the house in October. Do I have to wait half a year to sell?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some lenders would take a pragmatic view as this obligation is chiefly there to identify subsales or the wholesaling and assigning of properties.

When it comes to mortgage companies such as Principality, do Llanwrda solicitors incur a fee to be on the list of approved solicitors?

We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Llanwrda solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Llanwrda surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Just had an offer accepted on a new build apartment in Llanwrda. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Llanwrda

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I own a leasehold house in Llanwrda. Conveyancing and Platform Home Loans Ltd mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Llanwrda who acted for me is not around. Do I pay?

First make enquiries of HMLR to be sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Llanwrda conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a leasehold flat in Llanwrda, conveyancing was carried out in 2007. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Llanwrda with an extended lease are worth £179,000. The ground rent is £65 per annum. The lease expires on 21st October 2081

You have 57 years remaining on your lease the likely cost is going to range between £26,600 and £30,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

Am in the process of purchasing my 1st property in Llanwrda. Conveyancing lawyer has been selected. The broker pointed out that a survey is not appropriate as the house is only 17 years old.

As the bare minimum you need a Home Buyer's Report. Given the premises was built more than a decade ago the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could suffice. They will highlight any obvious issues and suggest further investigation where relevant. Where there are any indications of problems seek a comprehensive structural survey.