My IFA has asked me for my Llandudno solicitor’s panel member for the Lloyds conveyancing panel. What is the best way to discover this. I have tried my local Llandudno office but they have not responded to me.
Have you tried speaking to your Llandudno solicitor about this?. They maintain a central record lender panel numbers.
A colleague recommended that where I am purchasing in Llandudno I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Llandudno conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Llandudno around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Llandudno Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Llandudno.
Just bought a semi-detached house in Llandudno , how long should it take for the Land Registry to register my proprietorship? My Llandudno conveyancing solicitor has been painfully slow, so I want to be sure that my name is recorded.
There is nothing unique when it comes to conveyancing in Llandudno registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry communicate with any interested parties. Currently roughly three quarters of such applications are fully dealt with within 12 days but some can be subject to longer hold-ups. Registration occurs after the purchaser has moved in to the property therefore registration formalities is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Llandudno and how can your lawyers assist?
The particular law that you refer to affords protection to business lessees, giving them the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Llandudno is one of the many areas of the UK in which our lawyers have offices
I am a negotiator for a busy estate agent office in Llandudno where we have experienced a few flat sales jeopardised due to short leases. I have received contradictory information from local Llandudno conveyancing solicitors. Can you confirm whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with 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 acquired a 2 bed flat in Llandudno, conveyancing having been completed in 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Llandudno with over 90 years remaining are worth £265,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2101
With 75 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
20 days into purchasing a property in Llandudno. Conveyancing solicitor has phoned to say the title is "Leasehold". Does this make a difference on our HSBC valuation?
Llandudno conveyancing does not usually involve leasehold houses. The key consideration here is the unexpired lease term and the ground rent. If it's 999 years with a nominal rent, it's almost the same as freehold, so it’s unlikely to affect the marketability significantly.
At the other end of the spectrum, if it's, say, fifty five years it is bound to have a material effect on the value, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be set out in the lease which should be made available to your solicitor.