I require conveyancing for a flat in a fairly new development (seven years built) in Llay. The vast majority the flats are already disposed of. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Llay?

A big part of the Llay conveyancing process is the conveyancing searches. There are a large number of search providers conducting Llay conveyancing searches, as well direct from the local authority. These are usually referred to as personal search organisation due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authoritative source.

I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a property in Llay? or I am told that there is a law dating back centuries that could mean that house owners living in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this appropriate for conveyancing in Llay?

Unless a prior purchase of the premises took place post 12 October 2013 you could expect lawyers carrying out conveyancing in Llay to remain encouraging a chancel search and or insurance against a claim.

I used Arc property Solicitors a few years past for my conveyancing in Llay. Now, I need the files however cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llay of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Llay with a mortgage from Britannia. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not reveal to my solicitor about this extras as it could affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking at a couple of maisonettes in Llay which have approximately forty five years unexpired on the leases. Do I need to be concerned?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease shortens the saleability of the lease reduces and it becomes more costly to extend the lease. For this reason it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this area.

Llay Leasehold Conveyancing - Examples of Questions you should ask before buying

In the main the cost for major works are not wrapped into the maintenance charges, albeit that some managing agents in Llay ask leasehold owners to pay into a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance. Where a Llay lease has fewer than eighty years it will affect the value of the property. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will most likely require a lease extension sooner rather than later and you need to have some idea of how much this will be. For most Llaylease extensions you will need to own the residence for 24 months in order to be eligible to extend the lease. How much is the ground rent and service charge?