Is the fact that my solicitor in Llandyrnog is not on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Llandyrnog conveyancing practice and ask them why they are no longer on the approved list for your lender.
We are planning to acquire a property and need a conveyancing solicitor in Llandyrnog who is on the UBS conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Llandyrnog.
What can a local search inform me regarding the property we're purchasing in Llandyrnog?
Llandyrnog conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search is essential in every Llandyrnog conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I decided to have a survey done on a property in Llandyrnog before instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks may not grant a mortgage on such a home.
It varies from the lender to lender. HSBC has different requirements from Nationwide. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llandyrnog. Conveyancing may be slightly more expensive based on your lender's requirements.
How does the Landlord & Tenant Act 1954 impact my business offices in Llandyrnog and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial lessees, granting the right to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Llandyrnog
I am a negotiator for a busy estate agency in Llandyrnog where we have experienced a number of flat sales put at risk as a result of short leases. I have received inconsistent advice from local Llandyrnog conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can start the lease extension formalities 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. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done 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 bought a split level flat in Llandyrnog, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Llandyrnog with an extended lease are worth £192,000. The ground rent is £55 yearly. The lease terminates on 21st October 2080
You have 54 years left to run we estimate the price of your lease extension to span between £32,300 and £37,400 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.