The owners have very pushy vendors who has suggested a preliminary contract with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?

There are two main drawbacks with executing a lock out contract (also termed a shut-out contract) is that it diverts attention away from progressing with the conveyancing transaction itself, so unless it requires limited or no negotiation then it may turn out to be unhelpful. It is not promoted by Henllys conveyancing lawyers as a result. A further issue is the extent of the remedies available - an aggrieved buyer is not likely to secure an injunction to bar the owner disposing of the property to an alternative purchaser, so the only remedy available under the agreement will be the reimbursement of abortive costs and, in rare situations, the extra payment of penalties.

We are planning on selling our house in Henllys and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Henllys. Having lived in Henllys for many years we know that this is a non issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. What do they say? 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 life insurance to cover that same ailment)

The deeds to our property are lost. The solicitors who dealt with the conveyancing in Henllys 10 years ago are no longer around. What are my options?

Assuming the title is registered the details of your ownership will be evidenced by HMLR under a Title Number. It is easy to perform a search at the Land Registry, identify your house and get current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.

What does commercial conveyancing in Henllys cover?

Commercial conveyancing in Henllys incorporates a wide range of advice, offered by regulated solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

My wife and I may need to let out our Henllys garden flat temporarily due to a new job. We instructed a Henllys conveyancing practice in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

A lease dictates relations between the landlord and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Henllys do not contain subletting altogether – such a clause would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I invested in buying a garden flat in Henllys, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable flats in Henllys with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £55 levied per year. The lease runs out on 21st October 2075

With 50 years remaining on your lease we estimate the price of your lease extension to span between £31,400 and £36,200 as well as 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 without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.