I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Llay? or I am told that there is historic law that means some owners of property residing in a parish church boundary will be compelled to contribute towards maintenance towards the chancel in proximity to the church. Is this applicable for conveyancing in Llay?

Unless a previous acquisition of the house completed post 12 October 2013 you may expect solicitors delivering conveyancing in Llay to remain encouraging a chancel search and or chancel repair liability policy.

I'm buying my first flat in Llay benefiting from help to buy. The builders would not move on the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my solicitor about this side-deal as it would impact my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in Llay I like with amenity areas and transport links nearby, however it only has 52 years on the lease. There is not much else in Llay in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

I need to appoint a conveyancing solicitor for purchase conveyancing in Llay. I've chance upon a site which seems to have the ideal answer If it is possible to get all formalities completed via email that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Due to sign contracts shortly on a garden flat in Llay. Conveyancing solicitors assured me that they are sending me a report within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Llay should include some of the following:

Your lawyers should enable you to have an understanding of the building insurance requirements The physical ownership of the demise. This might be the flat itself but may incorporate a roof space or cellar if applicable. The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Will you be prohibited or prevented from having pets in the property? The unexpired lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark

I invested in buying a split level flat in Llay, conveyancing formalities finalised in 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Llay with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2095

With only 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.