I am purchasing a property for cash in Llanelli. I have resided for the previous 15 years in Llanelli. Conveyancing searches are expensive. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Llanelli conveyancing searches are at your discretion. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he is duty bound to take that path of encouragement . Do bear in mind; if you are intend to dispose of the house one day, it could be of interest to your future purchaser what the searches contain. Sometimes premises with apparent issues can still reveal unpredicted search results. A competent conveyancing solicitor in Llanelli will be able to give you some constructive advice concerning this.

I am downsizing from our property in Llanelli and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Llanelli conveyancer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing practice rather than a conveyancing solicitor in Llanelli. Having lived in Llanelli for many years we know that this is a non issue. Should we get in touch with our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Have completed on a a terraced house in Llanelli , What is the estimated time for the Land Registry to register my proprietorship? My Llanelli conveyancing solicitor works at snail pace, so I want to be certain that my name is recorded.

As far as conveyancing in Llanelli is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and if the Land registry communicate with any third persons or bodies. As of today in the region of 80% of submission are completed in less than three weeks but some can be subject to extensive hold-ups. Registration is effected after the buyer has moved in to the premises therefore post completion formalities is not always top priority but where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.

What does commercial conveyancing in Llanelli cover?

Non domestic conveyancing in Llanelli incorporates a broad range of services, supplied by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I acquired a 2 bed flat in Llanelli, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Llanelli with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 50

With just 50 years left to run the likely cost is going to span between £36,100 and £41,800 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.