I have given 2 months notice to my existing landlord and must leave my rented flat in Llanddulas by 1/10/2026. Conveyancing on my purchase is underway. Is it possible to complete in 5 weeks as I wish to avoid having to find temporary accommodation?
Generally one should not give notice on a rental until you have exchanged. Assuming that you have not previously done so, contact to your solicitor and ask them to they apply pressure on the sellers lawyers, try to get a realistic time scale from them that everyone will work towards
Will my conveyancing lawyers need to check that the building insurance when buying a house in Llanddulas. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 6/8/2026, the requirements read as follows :
I am helping my aunt sell her property in Llanddulas. Does the solicitor commission an EPC or do I organise this?
Following the abolition of Home Packs, EPC’s was kept a required component of selling a property. An EPC should be commissioned prior to the property being marketed. This is not a task that lawyers ordinarily organise. If you are using a Llanddulas conveyancing lawyer they might be willing to arrange energy assessments due to their relationships with reputable Llanddulas accredited person
We previously selected conveyancing lawyers located in Llanddulas on the RBS solicitor panel. They are now charging me a separate charge for handling the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. The charge is not set by RBS but by your Llanddulas conveyancer. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
The mortgage over my property is with Coventry BS for my property in Llanddulas. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel firm.
The deeds to our house can not be found. The solicitors who conducted the conveyancing in Llanddulas 5 years ago are no longer around. What do I do?
You no longer need to hold title official documentation to establish that you own the land or premises, as the Land Registry have everything they need in a digital format.
How does conveyancing in Llanddulas differ for new build properties?
Most buyers of new build premises in Llanddulas contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is constructed. This is because developers in Llanddulas typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Llanddulas or who has acted in the same development.
Completion is due on the disposal of our £275,000 apartment in Llanddulas next Friday. The landlords agents has quoted £396 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Llanddulas?
Llanddulas conveyancing on leasehold flats normally requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is not legally bound to respond to such questions the majority will be willing to assist. They may charge a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some situations it exceeds £800. The administration charge invoiced by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration charges, otherwise the charge is technically not due. Reality however dictates that one has no choice but to pay whatever is requested of you should you wish to complete the sale of your home.
I acquired a studio flat in Llanddulas, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Llanddulas with a long lease are worth £181,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2076
With only 50 years left to run the likely cost is going to span between £32,300 and £37,400 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.