I decided to go with a Llangefni based lawyer for our conveyancing in Llangefni yesterday. Reviewing the Ts and Cs I noteI am liable for charges even where the conveyance does not complete. Should I ditch them and choose an on-line lawyer offering no-sale-no-fee conveyancing in Llangefni?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the fee levels will generally be more expensive to counteract those cases that fail to complete. You should be mindful that such schemes generally do not protect you from disbursements such as Llangefni conveyancing search charges.
We're in Llangefni, FTBs buying with a mortgage (lender is Aldermore , and our lawyer is on the Aldermore conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Due to the input of my in-laws I had a survey completed on a property in Llangefni in advance of appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor advised that some mortgage companies may not grant a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Llangefni. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llangefni to see if the conveyancing will be more expensive.
My partner has urged me to appoint his lawyers for conveyancing in Llangefni. Do I take his recommendation?
Much as we are happy to recommend a Llangefni conveyancing lawyer it’s preferable to find a conveyancing solicitor is to seek recommendations from friends or relatives who have used the solicitor that you are considering.
Back In 2009, I bought a leasehold flat in Llangefni. Conveyancing and Chelsea Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Llangefni who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. There is no need to instruct a Llangefni conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a ground floor flat in Llangefni, conveyancing was carried out half a dozen years ago. 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? Equivalent flats in Llangefni with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2080
You have 55 years unexpired the likely cost is going to be between £31,400 and £36,200 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
My folks are unable to locate their Llangefni property on the HM Land Registry website. They recall that back in the 70’s when they bought the house there were complications concerning Llangefni not being recognised in some systems.
Almost all properties in Llangefni should appear. Have you attempted a search to just the postcode. Ordinarily it will identify all the residences within that postcode. Assuming the property is registered it will show up with a title number. Where they bought sixty years ago it's conceivable it may be unregistered. The property might still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title papers which might be with your parent’s bank.