I am currently in the process of buying my council flat in Presteigne. I have a mortgage offer with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

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

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

After what seems like an age I have had an offer on an apartment in Presteigne accepted, the owners do nevertheless have a dependent purchase. The sellers have put an offer on somewhere, but it’s not yet tied up, and are looking at other flats booked. I have chosen a nearby conveyancing solicitor in Presteigne. What should be my next step? At what point should I apply for the mortgage with ?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Presteigne conveyancing search charges, etc). First, you should ensure that your is on the approved list. As to the next stages this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. During a rising market many purchasers will apply for the mortgage with and pay for the valuation and only if it was satisfactory would they ask their to move forward with the conveyancing in Presteigne.

I have recentlybeen informed that Arc property Solicitors have closed. They conducted my conveyancing in Presteigne for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The easiest method to see if the property is registered to you, 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 Presteigne conveyancing specialists.

I am buying a new build flat in Presteigne. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Presteigne

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I bought a ground floor flat in Presteigne, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable properties in Presteigne with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease runs out on 21st October 50

With just 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use the figures 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. Please do not take any other action based on this information before seeking the advice of a professional.

How and when do I incur the Stamp Duty Land Tax due for my conveyancing in Presteigne?

Most s tend to fill out a Land Transaction Return Form on your behalf as part of your Presteigne conveyancing transaction for you to sign. After completion your will submit your STL Return Form to the Inland Revenue and - assuming they have the money - pay any Stamp Duty liability on your behalf.