We note that you have a post code search directory listing solicitors on the conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Llanddulas?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llanddulas.

My house in Llanddulas is up for sale and I have a buyer. Does my need to be on the conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.

Are there restrictive covenants that are commonly identified as part of conveyancing in Llanddulas?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Llanddulas. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

In my capacity as executor for the will of my grandfather I am disposing of a property in Neath but live in Llanddulas. My solicitor (approximately 250 kilometers from meneeds me to execute a stat dec before completion. Can you recommend a conveyancing solicitor in Llanddulas who can attest and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Llanddulas based

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Llanddulas. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?

Most houses in Llanddulas are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Llanddulas so you should seriously consider looking for a Llanddulas conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should report to you on the legal implications.

I invested in buying a studio flat in Llanddulas, conveyancing having been completed 1995. Can you work out an approximate cost of a lease extension? Corresponding flats in Llanddulas with an extended lease are worth £165,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 50

You have 50 years remaining on your lease we estimate the price of your lease extension to range between £36,100 and £41,800 plus professional fees.

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 investigations. Do 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. You should not move forward based on this information without first getting professional advice.