I need some quick conveyancing in Cilfynydd as I have pressure to sign on the dotted line in less than 2 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not obtaining a mortgage you are at liberty not to have searches conducted although no law firm would advise that you don't. Drawing on our experience of conveyancing in Cilfynydd the following are instances of what can arise and adversely affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...

My wife and I purchased a 4 bedroom Victorian house in Cilfynydd. Conveyancing lawyer represented me and Bank of Ireland. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Bank of Ireland to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cilfynydd and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing solicitor who conducted the conveyancing.

My father has encouraged me to use his lawyers for conveyancing in Cilfynydd. Should I find my own property lawyer?

There are no two ways about it the ideal way to select a conveyancing solicitor is to get recommendations from friends or family who have actually used the conveyancer that you are are thinking of instructing.

I am employed by a reputable estate agency in Cilfynydd where we have experienced a few leasehold sales jeopardised as a result of short leases. I have been given inconsistent advice from local Cilfynydd conveyancing firms. Please can you shed some light as to whether the owner of a flat can commence the lease extension process for the buyer?

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. The benefit of this is that the buyer 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.

An alternative approach is to agree the lease extension with the freeholder 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 purchaser.

Cilfynydd Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

Is anyone aware of any major works in the near future that will likely add a premium to the maintenance costs? Who are the managing agents? On the whole the outlay for major works tend not to be included within maintenance charges, although there some managing agents in Cilfynydd require tenants to pay into a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance.

I’m about to sell my basement flat in Cilfynydd.Conveyancing has not commenced however I have just received a quarterly maintenance charge invoice – Do I pay up?

The sensible thing to do is discharge the service charge as normal as all ground rent and service invoices will be apportionedon completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially