Can your site be used to find a Conveyancing solicitor in Undy even where I’m not buying or disposing of a house, for instance if I intend to acquire an office in Undy with a mortgage from Virgin Money?

The service is primarily there to find residential conveyancing solicitors in Undy but we have listed towards the end of this page a few Undy commercial conveyancing firms. You will need to speak with the firm directly to see if they are also authorised to represent Virgin Money

I am purchasing a detached bungalow in Undy. Our aim is to convert the garage to a playroom at the house.Will legal due diligence on the property involve investigations to see if these alterations were previously refused?

Your property lawyer will check the deeds as conveyancing in Undy will sometimes identify restrictions in the title deeds which restrict certain works or necessitated the permission of another owner. Certain extensions require local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I recently had an offer accepted on an apartment in Undy. My financial adviser recommended their conveyancers. I paid an advanced payment of £200. Not long after, the conveyancer called me to say that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Undy solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Undy surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I decided to have a survey done on a house in Undy ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks will refuse to give a mortgage on a flying freehold home.

It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Undy. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Undy to see if the conveyancing costs will increase in light of this.

What makes a Undy lease defective?

Leasehold conveyancing in Undy is not unique. All leases are unique and drafting errors can result in certain clauses are missing. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Coventry Building Society, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to pull out.

I bought a 1st floor flat in Undy, conveyancing having been completed April 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Undy with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease ceases on 21st October 2082

With 56 years unexpired the likely cost is going to span between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

What do I do if I am unhappy with the lawyer who conducted my conveyancing in Undy?

Occasionally the level of service you receive is not as you expect, and unfortunately every so often matters do not go as planned. However there is recourse where you were dissatisfied with your conveyancing in Undy. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If you remain unhappy you may consider getting in touch with the Legal Ombudsman.