I am in a contract race with another prospective purchaser for a property in Abercarn. What can I do to expedite matters?

First, If you are under time constraints to complete it is highly recommended that your conveyancer is familiar with the location as they will have local relationships and know-how. It is possible that they may have conducted previousproperties in the same neighbourhood. Therefore consider using a Abercarn conveyancing firm. In addition, be sure that the lawyer is on the on the approved list for your mortgage company. It is said that just under twenty per cent of Abercarn conveyancing transactions are suspended or jeopardised after discovering a buyer’s conveyancer was not on their banks panel. In many cases this discovery resulted in the transaction being delayed by an average of three weeks. It is said that this issue affects in the region of 100,000 home sales annually. Most Abercarn conveyancing firms can not act for certain banks so do check as early as possible.

A friend suggested that where I am purchasing in Abercarn I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally included in the estimate for your Abercarn conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Abercarn around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Abercarn Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Abercarn Education with maps and statistics, Local Amenities and other useful data regarding Abercarn.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Abercarn is where the house is located. What do you suggest?

Flying freeholds in Abercarn are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Abercarn you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Abercarn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Back In 2001, I bought a leasehold house in Abercarn. Conveyancing and Barnsley Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Abercarn who previously acted has now retired. Do I pay?

First contact HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Abercarn conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a basement flat in Abercarn, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Abercarn with a long lease are worth £191,000. The ground rent is £55 yearly. The lease ceases on 21st October 2077

With just 53 years left to run we estimate the price of your lease extension to be between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

Why is New Build conveyancing in Abercarn more expensive?

Buying a brand new home is significantly different from the normal house purchase conveyancing in Abercarn. For a start sellers ordinarily require contracts to exchange inside a short timeframe, so there is a a great deal of pressure on your conveyancing practitioner to ensure all is in order. Furthermore new build properties often involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank obligations are also more demanding. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.