If you had a top tip for selecting a conveyancing solicitor in Llandyrnog what would it be?

Do not opt for the lowest Llandyrnog conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

I was told four weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Llandyrnog is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

After shopping around on the internet I have found a Llandyrnog conveyancing practitioner having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llandyrnog postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Llandyrnog.

Have completed on a a detached house in Llandyrnog , how long will it take for the Land Registry to register the transfer to my name? My Llandyrnog conveyancing solicitor works at snail pace, so I want to check that my purchase is registered.

There is nothing unique when it comes to conveyancing in Llandyrnog registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and if the Land registry communicate with any other parties. As of today roughly three quarters of such applications are completed within 12 days but occasionally there can be longer hold-ups. Registration is effected once the new owner is living at the premises therefore post completion formalities is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.

I am buying a new build house in Llandyrnog with a loan from HSBC Bank. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the side-deal as it will jeopardize my loan with the lender. Should I keep quiet?.

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.

I am looking to sell my property. My former lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Llandyrnog if that makes a difference.

You should use our search tool to help you find a solicitor for your conveyancing in Llandyrnog. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

Back In 2009, I bought a leasehold flat in Llandyrnog. Conveyancing and The Mortgage Works mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Llandyrnog who acted for me is not around. Do I pay?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Llandyrnog conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a split level flat in Llandyrnog, conveyancing was carried out 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Llandyrnog with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2087

You have 62 years unexpired the likely cost is going to span between £17,100 and £19,800 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.