It is a dozen years since I purchased my home in Llanbedrgoch. Conveyancing lawyers have now been appointed on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they may be archived with the solicitor who oversaw the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Llanbedrgoch involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.

How does conveyancing in Llanbedrgoch differ for newly converted properties?

Most buyers of new build premises in Llanbedrgoch approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Llanbedrgoch typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Llanbedrgoch or who has acted in the same development.

I have been recommended by numerous property agents in Llanbedrgoch to locate a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to promote your services over alternative conveyancing organisations?

We refuse to give any commission for sending work our way. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

My cousin has recommend that I instruct his lawyers for conveyancing in Llanbedrgoch. Should I choose my own conveyancer?

No doubt the ideal way to find a conveyancing lawyer is to get recommendations from friends or family who have previously instructed the firm that you are are thinking of instructing.

I have just started marketing my ground floor flat in Llanbedrgoch. Conveyancing solicitors are to be appointed soon, however I have just had a half-yearly service charge demand – should I leave it to the buyer to sort out?

It best that you discharge the invoice as you normally would because all ground rent and maintenance invoices should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless 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.

Llanbedrgoch Leasehold Conveyancing - Examples of Queries before Purchasing

What restrictions are contained in the Llanbedrgoch Lease? How much is the service charge and ground rent on the flat? Plenty Llanbedrgoch leasehold properties will incur a service charge for the upkeep of the building invoiced on behalf of the landlord. Where you acquire the apartment you will have to pay this contribution, normally quarterly throughout the year. This may vary from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge to be met yearly, ordinarily this is not a exorbitant sum, say approximately £50-£100 but you should to enquire it because sometimes it could be prohibitively expensive.