My wife and I are downsizing from our property in Glyn Ceiriog and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Glyn Ceiriog lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing outfit rather than a conveyancing solicitor in Glyn Ceiriog. We have lived in Glyn Ceiriog for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I'm purchasing a new build house in Glyn Ceiriog benefiting from help to buy. The developers refused to move on the price so I negotiated 6k of extras instead. The estate agent advised me not reveal to my lawyer about this deal as it could adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Glyn Ceiriog I like with amenity areas and station nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Glyn Ceiriog in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the shortness of the lease will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

My husband and I are FTB’s - had an offer accepted, yet the property agent advised that the seller will only issue a contract if we use their preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Glyn Ceiriog

We suspect that the owner is not behind this ultimatum. Should the seller want ‘a quick sale', turning down a genuine purchaser is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Glyn Ceiriog conveyancing firm - rather thanthe ones that will earn their estate agent a kickback or hit his conveyancing thresholds set by corporate headquarters.

Can you provide any advice for leasehold conveyancing in Glyn Ceiriog from the perspective of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Glyn Ceiriog can be reduced where you instruct lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ representatives.
You believe that you know the number of years left on your lease but it would be advisable verify this via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is below 75 years. It is therefore important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. Many freeholders or managing agents in Glyn Ceiriog levy fees for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Glyn Ceiriog. If you have had any disputes with your landlord or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than unresolved.

I acquired a basement flat in Glyn Ceiriog, conveyancing was carried out 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Glyn Ceiriog with an extended lease are worth £180,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2084

With 59 years remaining on your lease the likely cost is going to range between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range 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 detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.