This question may be naive but I am new to the home buying as FTB of a ground floor flat in Towyn. Do I collect the keys to the premises on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Towyn?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be called to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

Can you point me to a directory of Co-operative panel solicitors in Towyn on the UK Finance Lenders’ Handbook Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings open the public on the web. Where you are in need of a Towyn lawyer on the Co-operative please make the most of our facility.

I have instructed a Towyn conveyancer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 Towyn 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.

We are buying a property and the lawyer has identified Chancel Repair to which the property may be obligated to contribute to because it falls into the area of such a church. He has recommended insurance. Is this really appropriate for conveyancing in Towyn

Unless a previous purchase of the house took place after 12 October 2013 you could take it that conveyancing practitioners conducting conveyancing in Towyn to remain recommending a chancel search and or insurance against a claim.

How does conveyancing in Towyn differ for new build properties?

Most buyers of new build residence in Towyn come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Towyn typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Towyn or who has acted in the same development.

I am downsizing from my house. My former solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Towyn if that makes things easier.

Do use our search tool to help you find a solicitor for your conveyancing in Towyn. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

I am employed by a busy estate agent office in Towyn where we see a few flat sales put at risk as a result of short leases. I have been given contradictory information from local Towyn conveyancing solicitors. Can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done 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 purchaser.

Towyn Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

It is important to be aware if changing the roof or some other significant cost is pending that will be shared by the tenants and may well materially increase the the maintenance charges or necessitate a one off payment. It would be sensible to find out if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being allowed in in a block in Towyn. If you love the apartmentin Towyn however your dog can’t make the move with you then you will be presented with a hard decision. Please note if it is fewer than 80 years it will have adverse implications on the salability of the flat. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Towynlease extensions you will be required to have been the owner of the premises for two years in order to be legally able to exercise a lease extension.