My mortgage broker says he needs my Llay solicitor’s panel member for the Santander conveyancing panel. How do I discover this. I have called my local Llay office but they have not responded to me.

Have you tried calling your Llay conveyancer about this?. Most Llay conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

We were just about to sign contracts for a freehold house in Llay. We have hit a problem. Our loan offer with Virgin Money expires on 17/2/2025 but the sellers are suggesting a completion date of 19/2/2025. Is it possible to prolong the mortgage offer?

The best person to address this concern is your solicitors who should determine whether he or she is should be discussing with the lender, seller’s lawyers, selling agents or conceivably all parties given what has gone on in your conveyancing as of today.

Just had an offer accepted on a new build flat in Llay. 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 conveyancing.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Llay

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am looking for a flat up to £195,000 and identified one close by in Llay I like with a park and station in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in Llay suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a mortgage the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

I am in need of some leasehold conveyancing in Llay. Before I get started I require certainty as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and almost all are in Llay - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a leasehold flat in Llay, conveyancing was carried out in 2001. Can you work out an approximate cost of a lease extension? Corresponding flats in Llay with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2088

With 64 years unexpired the likely cost is going to be between £14,300 and £16,400 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 a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.