I require expedited conveyancing in Trefnant as I am under an ultimatum to sign on the dotted line inside 4 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you are at liberty not to do searches although no conveyancer would suggest that you don't. With lots of history conveyancing in Trefnant the following are examples of what can be revealed and adversely affect future mortgageability: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...

Just had an offer accepted on a new build apartment in Trefnant. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Trefnant

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Due to the guidance of my in-laws I had a survey completed on a house in Trefnant prior to retaining lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders may not give a loan on such a premises.

It depends who your proposed lender is. Santander has different requirements from Halifax. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Trefnant. Conveyancing may be slightly more expensive based on your lender's requirements.

Completion is due on the sale of our £275,000 maisonette in Trefnant in 5 days. The managing agents has quoted £348 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Trefnant?

For most leasehold sales in Trefnant conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-contract questions Where consent is required before sale in Trefnant Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Trefnant leasehold premises is £350. For Trefnant conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I acquired a 1st floor flat in Trefnant, conveyancing formalities finalised December 2012. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Trefnant with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease comes to an end on 21st October 2085

With 60 years unexpired we estimate the price of your lease extension to be between £20,000 and £23,000 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you 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.

I need to swap lawyers as my Trefnant lawyer is not on the bank's panel of conveyancing solicitors. Is it practical to instruct different lawyers?

If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Trefnant that you're considering.