I selected a local firm for our conveyancing in Llandysul recently. Reviewing the Ts and Cs I seeI am on the hook for charges even if our purchase doesn't happen. Would I be best advised to instruct an on-line firm promising no move no charge conveyancing in Llandysul?
It is usually a trade off in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be higher to cover the cases that do not go ahead. Also remember that such schemes tend not to cover expenditure for example Llandysul conveyancing search fees.
I am the registered owner of a freehold house in Llandysul yet invoiced for rent, why is this and what is this?
It is rare for properties in Llandysul and has limited impact for conveyancing in Llandysul 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 have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
I have just over seventy years remaining on my lease and need a lease extension for my flat in Llandysul. Conveyancing solicitors on the Virgin panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 6/2/2026 the requirements read as follows :
I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Llandysul for a purchase of a freehold house 12 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest way to check if the premises is registered to you, 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 Llandysul conveyancing specialists.
In scouring the web for the words conveyancing in Llandysul it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the right conveyancing solicitor for me?
The ideal way of choosing the right conveyancer is through a personal referral, so ask colleagues and relatives who have bought a property in Llandysul or the local estate agent or financial adviser. Costs for conveyancing in Llandysul differ, so it's a good idea to obtain a minimum of four fee estimates from varying types of law firms. Be sure to secure confirmation that the fees are fixed.
I am tempted by the attractive purchase price for a two maisonettes in Llandysul both have about fifty years unexpired on the lease term. Do I need to be concerned?
There are no two ways about it. A leasehold flat in Llandysul is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the value of the premises. For most buyers and lenders, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Llandysul conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a split level flat in Llandysul, conveyancing having been completed in 2007. 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? Comparable properties in Llandysul with an extended lease are worth £185,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2087
With just 61 years unexpired we estimate the premium for your lease extension to be between £18,100 and £20,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.