We are purchasing a flat and need a conveyancing solicitor in Llandyrnog who is on the Nottingham solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Llandyrnog.

What will a local search reveal regarding the property my wife and I buying in Llandyrnog?

Llandyrnog conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search plays a central role in many a Llandyrnog conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

I decided to have a survey carried out on a house in Llandyrnog in advance of appointing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will refuse to issue a loan on such a property.

It varies from the lender to lender. Lloyds has different requirements from Halifax. If you e-mail us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llandyrnog. Conveyancing will be smoother if you use a solicitor in Llandyrnog especially if they are acquainted with such properties in Llandyrnog.

I am employed by a busy estate agency in Llandyrnog where we have experienced a number of leasehold sales put at risk due to short leases. I have received contradictory information from local Llandyrnog conveyancing firms. Can you clarify whether the vendor of a flat can start the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Llandyrnog - Sample of Questions you should consider before Purchasing

This question is helpful as a) areas may result in problems for the building as the communal areas may begin to deteriorate if repairs are not paid for b) if the tenants have a dispute with the managing agents you will need to know about it Make sure you find out if there are any onerous prohibitions in the lease. For example it is very common in Llandyrnog leases that pets are not permitted in in a block in Llandyrnog. If you like the apartmentin Llandyrnog however your dog is not allowed to move with you then you will be presented with a difficult determination. What restrictions are there in the Llandyrnog Lease?

Our sealed bid on detached house in Llandyrnog was agreed to, but there is a chain. The current proprietors have offered on a property, although it’s not been accepted yet, and has viewings of other apartments booked. I have instructed a nearby conveyancing lawyer in Llandyrnog. What do I do now? At what point do I apply for the mortgage with Kent Reliance?

It is understandable to have concerns where there is a chain given your reluctance to incur expenses too early (home loan application is approx £1k, then survey, Llandyrnog conveyancing search charges, etc). The first thing to do is check that your conveyancer is on the Kent Reliance approved list. Concerning the next steps this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. During a hot market some home buyers would apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their conveyancer to proceed with the conveyancing in Llandyrnog.