I am considering applying for a mortgage for purchase of a newly converted (under development) in Holywell with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for ?

There is nothing to stop you using your solicitor, but will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Will my conveyancer be raising enquiries about flooding during the conveyancing in Holywell.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Holywell. There are those who acquire a house in Holywell, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, however there are a various checks that can be carried out by the buyer or by their conveyancers which should figure out the risks in Holywell. The standard property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to determine whether the property has ever been flooded. In the event that the residence has been flooded in past and is not disclosed by the seller, then a buyer could commence a legal claim for losses stemming from an incorrect response. A buyer’s lawyers should also commission an enviro search. This will disclose whether there is a recorded flood risk. If so, further investigations should be initiated.

I decided to have a survey completed on a house in Holywell ahead of retaining lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders tend not grant a loan on this type of property.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Holywell. Conveyancing may be slightly more expensive based on your lender's requirements.

How can the Landlord & Tenant Act 1954 affect my commercial property in Holywell and how can your lawyers assist?

The 1954 Act gives security of tenure to business leaseholders, granting the right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Holywell

I invested in buying a studio flat in Holywell, conveyancing formalities finalised 1995. Can you work out an approximate cost of a lease extension? Corresponding properties in Holywell with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 50

With 50 years left to run we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.