A colleague advised me that where I am buying in Colwyn Bay I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Colwyn Bay conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Colwyn Bay around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Colwyn Bay Education with maps and statistics, Local Amenities and other useful information regarding Colwyn Bay.
Are there restrictive covenants that are commonly identified as part of conveyancing in Colwyn Bay?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Colwyn Bay. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Colwyn Bay is the location of the property. Is there any guidance you can give?
Flying freeholds in Colwyn Bay are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Colwyn Bay you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colwyn Bay may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In searching the internet for the phrase on line conveyancing in Colwyn Bay it brings up numerous conveyancersin the area. With so much choice what is the best way to find the suitable property lawyer for me?
The preferential way of choosing the right conveyancer is through a trusted recommendation, so seek the opinion of colleagues and those you trust who have purchased a property in Colwyn Bay or a local estate agent or mortgage broker. Costs for conveyancing in Colwyn Bay differ, so it's sensible to obtain at least three fee estimates from different law firms. Make sure that you clarify that the fees are fixed.
I am in need of some leasehold conveyancing in Colwyn Bay. Before diving in I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Colwyn Bay - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a 1 bedroom flat in Colwyn Bay, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Colwyn Bay with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2080
With only 56 years unexpired we estimate the premium for your lease extension to range between £29,500 and £34,000 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
Is planning permission necessary to change a house into two flats in Colwyn Bay? This has been carried out to a house next door to my home in Colwyn Bay and was ignorant of the conversion until it was finished.
Planning permission is needed for splitting a single house in Colwyn Bay into apartments but possibly not for converting once again to single dwelling-house so, in answer to your query, yes.