I require conveyancing for a flat in a fairly new development (five years old) in Llanddulas. Almost all the flats are already sold. Is it strictly necessary to order conveyancing searches as part of conveyancing in Llanddulas?
If you getting a loan, your lender will insist on some (many) of the searches so you'll have no choice. If not, then Llanddulas conveyancing searches are for you to decide upon. Your solicitor, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to another solicitor for your conveyancing in Llanddulas.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Llanddulas. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 15/7/2025, the requirements read as follows :
Various internet forums that I have frequented warn that are the main reason for obstruction in Llanddulas conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Llanddulas.
I used Action Conveyancing several years ago for my conveyancing in Llanddulas. Now, I need the files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llanddulas of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Having had my offer accepted I require leasehold conveyancing in Llanddulas. Before I get started I want to be sure as to the number of years remaining on the lease.
If the lease is registered - and most are in Llanddulas - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a basement flat in Llanddulas, conveyancing was carried out November 2010. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Llanddulas with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2100
With just 75 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as professional fees.
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. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.