Find a Lender-Approved Local Conveyancer in Llanrwst

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You can try and find the cheapest conveyancing solicitors in Llanrwst but be careful as you may get what you pay for.

Reasons to use our Llanrwst conveyancing solicitors

  • 1 Cut price packages from online conveyancers might be tempting. However, these firms are often located many miles away with limited understanding of the factors that affect property transactions in Llanrwst
  • 2 Llanrwst property lawyers have a significant advantage when it comes to Llanrwst conveyancing as they have important local knowledge of local authority requirements, planning policies and other matters that can affect your home move
  • 3 Our site is the only site offering you the ability to check that your property ownership legalities in Llanrwst will be conducted by a solicitor on your mortgage lender’s member panel.
  • 4 There is a better than average chance that the other side’s conveyancers have offices in Llanrwst - if so both parties are likely to be on good working terms
  • 5 Using a local Solicitor usually means that you will receive a more personal touch. Online forums bear testimony to the idea that in selecting a an online conveyancing factory, you tend to be looked after by a team of people who who update you by reading from their computer screens.

Examples of recent conveyancing in Llanrwst since January 2021*

Recently asked questions about conveyancing in Llanrwst

My IFA has requested my Llanrwst lawyer’ panel member for the Nat West conveyancing panel. How do I obtain this. I have e-mailed my local Llanrwst branch but they don't know it.

Have you tried speaking to your Llanrwst conveyancing practitioner about this?. They retain a central record lender panel numbers.

Our nephew is buying a house that has just been built in Llanrwst with a mortgage from TSB. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Having sold my house in Llanrwst last July but our buyer keeps telephoning daily to moan that her solicitor is waiting to hear from mine. What should have happened now that I have sold?

Following your disposal your solicitor should forward the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your lawyer should also send confirmation that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There is unlikely to be post completion procedures peculiar conveyancing in Llanrwst.

About to place a bid on a leasehold property in Llanrwst. The estate agents say that it is standard for flats in Llanrwst to have less than 75 years left on the lease. I am obtaining a loan with The Mortgage Works. Will the property be mortgageable given that the lease has 72 years left.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/4/2021 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

In my capacity as executor for the will of my father I am disposing of a house in Neath but reside in Llanrwst. My conveyancer (based 300 miles awayrequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Llanrwst to attest and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Llanrwst based

Last December I purchased a leasehold property in Llanrwst. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a garden flat in Llanrwst, conveyancing was carried out July 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Llanrwst with an extended lease are worth £195,000. The ground rent is £45 per annum. The lease terminates on 21st October 2084

With only 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

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Residential Landlord and Tenant Conveyancing solicitors in Llanrwst

The list below is a non-comprehensive list of solicitors in Llanrwst with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on wrongful eviction

  • Howell Jones And Company Limited, 36 Station Road, Llanrwst, Conwy, LL26 0DA

Typically, Llanrwst conveyancing for a purchase has some of the following tasks

  • Obtaining instructions from parties involved
  • Investigating the title unregistered or registered
  • Carrying out Llanrwst property searches for the title
  • Reviewing draft contract pack and other papers forwarded by the vendor’s lawyer
  • Submitting enquiries with the seller’s lawyer
  • Agreeing the wording of the sale agreement
  • Assessing replies given by the seller to pre-contract enquiries
  • Negotiating the Transfer Deed for completion
  • Guiding the buyer in respect of the mortgage offer: (if appropriate)
  • Drawing up and sending the purchaser a report on title (that is; summarising to the buyer on the contents of the contract pack, pre-contract enquiries and the result of the searches)
  • Carrying out the key stage of exchanging contracts and then completion of the purchase
  • Preparing and submitting to HMRC the correct SDLT forms and payment
  • Registering the new ownership and the home loan (if applicable) at the HM Land Registry.

Llanrwst commercial property solicitors draw on a wide range of commercial expertise offering advice on a number of aspects of commercial property law

    Offices, retail or industrial units Commercial development (from overage and options through to site acquisitions and construction) Advice on commercial mortgages Land use planning and environmental matters Formation of commercial management companies Property finance transactions, including disposal and leaseback

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.