AssumingI were to purchase a freehold homein Llwyngwril mortgage fee and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Llwyngwril?

The only saving you would achieve is the disbursement for searches. A conveyancer is required to do the vast majority of work - money laundering, liaising with your vendors conveyancing practitioner, SDLT return, register the ownership etc. You might save a bit for them not needing to register a charge but it won't be significant.

Due to the guidance of my in-laws I had a survey completed on a property in Llwyngwril ahead of instructing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some banks tend refuse to issue a mortgage on a flying freehold house.

It depends who your proposed lender is. Santander has different requirements from Nationwide. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Llwyngwril. Conveyancing will be smoother if you use a solicitor in Llwyngwril especially if they are acquainted with such properties in Llwyngwril.

Is it best to go with a Llwyngwril conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can perform the conveyancing however his firm is located a couple of hundredmiles drive away.

The primary upside of using a high street Llwyngwril conveyancing firm is that you can attend the office to execute paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Llwyngwril know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were happy that should trump using an unfamiliar Llwyngwril conveyancing lawyer solely due to them being Llwyngwril based.

I am employed by a long established estate agent office in Llwyngwril where we have experienced a number of leasehold sales put at risk as a result of short leases. I have received inconsistent advice from local Llwyngwril conveyancing solicitors. Could you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I purchased a ground floor flat in Llwyngwril, conveyancing formalities finalised 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Llwyngwril with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2079

With only 54 years remaining on your lease we estimate the price of your lease extension to be between £31,400 and £36,200 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive 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 taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

Are you able to explain what my options are if my Llwyngwril conveyancing searches reveals adverse entries?

Ordinarily, the majority of concerns exposed in Llwyngwril conveyancing search results can be addressed before completion or title insurance may be put in place. You should note that even though you are acquiring the property and may be content to accept the search results, your mortgage lender may not, and ultimately have the final decision.