Having been suggested to visit your site we were going to go ahead with a conveyancing solicitor in Llanwrtyd Wells endorsed on your site but stumbled across some other estimates on the internet seem cheaper – why is this?

You can find a variety of conveyancing outfits offering what appear to be cut price. Our recommendation is to give due consideration as to how much you respect your own move to want to be penny wise pound foolish concerning the quality of the conveyancing. Many of them highlight a bargain fee to grab your attention but plant supplemental fees in the small print..

Should our solicitor be raising enquiries concerning flooding as part of the conveyancing in Llanwrtyd Wells.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Llanwrtyd Wells. Some people will purchase a property in Llanwrtyd Wells, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Llanwrtyd Wells. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to determine whether the property has suffered from flooding. If the premises has been flooded in past and is not notified by the vendor, then a buyer may commence a compensation claim as a result of such an misleading response. A buyer’s conveyancers will also order an environmental report. This should higlight if there is a recorded flood risk. If so, further inquiries should be made.

I have todaybeen informed that Wolstenholmes have closed. They carried out my conveyancing in Llanwrtyd Wells for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llanwrtyd Wells conveyancing specialists.

I've found a house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Llanwrtyd Wells. Conveyancing lawyers have are about to be instructed. Will they explain the issues?

The majority of houses in Llanwrtyd Wells are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are buying in Llanwrtyd Wells in which case you should be looking for a Llanwrtyd Wells conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your lawyer will report to you on the legal implications.

I own a basement flat in Llanwrtyd Wells, conveyancing was carried out December 2003. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Llanwrtyd Wells with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2083

With 58 years remaining on your lease we estimate the price of your lease extension to range between £22,800 and £26,400 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

Is there a reason that Llanwrtyd Wells conveyancing charges differ for leasehold and freehold properties?

Leasehold conveyancing in Llanwrtyd Wells more often than not will involve additional due diligence for instance checking the lease, communicating with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.