My lender has recommended solicitors on their panel based in Llanfyllin but I would rather choose a conveyancing lawyer in Llanfyllin round the corner to me. Are you able to help?

Not all Llanfyllin conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Please make use of the above find an approved solicitor tool to identify a Llanfyllin conveyancing firm on the on the lender panel.

We are purchasing a 3 bedroom semi in Llanfyllin. Our aim is to carry out a loft conversion at the property.Will legal conveyancing on the property involve checks to ascertain if these alterations were previously refused?

Your solicitor will review the deeds as conveyancing in Llanfyllin can sometimes reveal restrictions in the title documents which restrict certain works or require the permission of another owner. Certain works need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Completion of my remortgage has taken place for my property in Llanfyllin. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

After shopping around on the internet I have found a Llanfyllin property lawyer having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?

RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 conveyancing practitioner 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 Llanfyllin postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Llanfyllin.

My colleague advised me that where I am purchasing in Llanfyllin I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Llanfyllin conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Llanfyllin around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Llanfyllin Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Llanfyllin.

How does conveyancing in Llanfyllin differ for new build properties?

Most buyers of new build property in Llanfyllin come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because house builders in Llanfyllin typically buy the land, 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 accustomed to new build conveyancing in Llanfyllin or who has acted in the same development.

What advice can you give us when it comes to appointing a Llanfyllin conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Llanfyllin conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Llanfyllin conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

What are the charges for lease extension work? If the firm is not ALEP accredited then why not?

I own a basement flat in Llanfyllin, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Llanfyllin with an extended lease are worth £195,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2088

You have 63 years left to run we estimate the premium for your lease extension to range between £16,200 and £18,600 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.