We see that you have a post code search directory listing firms on the Co-operative conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Penmaenmawr?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Penmaenmawr.
I used Arc property Solicitors several years past for my conveyancing in Penmaenmawr. Now, I need the documents however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penmaenmawr of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
About to purchase a new build apartment in Penmaenmawr. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Penmaenmawr
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.
I decided to have a survey carried out on a house in Penmaenmawr in advance of instructing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor advised that some banks will not give a mortgage on this type of premises.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Penmaenmawr. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way does the Landlord & Tenant Act 1954 impact my business property in Penmaenmawr and how can you help?
The particular law that you refer to affords protection to commercial lessees, granting the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Penmaenmawr
I am a negotiator for a long established estate agency in Penmaenmawr where we have experienced a few leasehold sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local Penmaenmawr conveyancing firms. Could you clarify whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have 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 prior to, or at the same time as completion of the sale.
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.
Penmaenmawr Leasehold Conveyancing - A selection of Queries before Purchasing
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Where a Penmaenmawr lease has less than eighty years it will have adverse implications on the salability of the property. Check with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will almost definitely require a lease extension at some point and it is worth finding out what this would cost. For most Penmaenmawrlease extensions you would be be obliged to have owned the residence for a couple of years before you are legally able to exercise a lease extension. What is the annual maintenance fee and ground rent? What restrictions are there in the Penmaenmawr Lease?