I am the registered owner of a freehold residence in Llandyrnog yet charged rent, why is this and what is this?
It’s unusual for properties in Llandyrnog and has limited impact for conveyancing in Llandyrnog but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
This question may be naive but I am new to the home buying as a first time purchaser of a ground floor flat in Llandyrnog. Do I receive the keys to the premises on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Llandyrnog?
On the day of completion you will not be required to go to the conveyancers office in Llandyrnog. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be invited to collect the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
My solicitor has informed me that breach of easement insurance is necessary on my purchase. What is the level of cover for Llandyrnog conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
My husband and I have arranged a further advance on our mortgage from HSBC as we wish to carry out a loft conversion to our house in Llandyrnog. Are we obliged to choose a local Llandyrnog solicitor on the HSBC conveyancing panel to deal with the legals?
HSBC don't usually instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Llandyrnog for a purchase of a leasehold apartment 9 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llandyrnog conveyancing specialists.
Due to the advice of my in-laws I had a survey completed on a house in Llandyrnog prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some lenders may not grant a mortgage on such a property.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llandyrnog. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you offer any advice when it comes to appointing a Llandyrnog conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Llandyrnog conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Llandyrnog conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
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What volume of lease extensions have they completed in Llandyrnog in the last twenty four months?
I bought a leasehold flat in Llandyrnog, conveyancing having been completed 10 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Llandyrnog with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2101
With only 76 years remaining on your lease the likely cost is going to range 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 provide a more accurate figure in the absence of comprehensive investigations. Do 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 you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
My fiance and I today discovered that one of the directors of the law firm undertaking the purchase conveyancing in Llandyrnog is a relative of the vendor. Is this acceptable?
On the basis that there is no conflict of interest this is permitted. If you are obtaining a mortgage then the bank may have a say as many banks have specific instructions concerning this. For example for Nationwide Building Society as of 30/11/2025, the requirements read as follows :