We are buying a 4 bedroom semi-detached house in Bryncoch. We would like to an extension at the rear at the house.Will legal work on the property involve investigations to determine if these alterations were previously refused?

Your conveyancer should review the registered title as conveyancing in Bryncoch can occasionally identify restrictions in the title deeds which prohibit certain changes or need the consent of a 3rd party. Many extensions call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

I happen to be the only beneficiary of my late father’s estate and I have everything in my name now, including the house in Bryncoch. The Bryncoch property was put into my name in April. I plan to dispose of the house. I do know about the CML 6 month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the property in April. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How sensible a view banks take of it, depend on the bank as this obligation is principally there to capture the purchase and immediately sell or the quick reselling of properties.

I was told three weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Bryncoch is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.

Just had an offer accepted on a new build flat in Bryncoch. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bryncoch

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Bryncoch I like with open areas and station nearby, the downside is that it only has 52 years on the lease. There is not much else in Bryncoch in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

I need to appoint a conveyancing solicitor for leasehold conveyancing in Bryncoch. I have land on a site which appears to be the ideal offering If it is possible to get all this stuff completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am employed by a long established estate agent office in Bryncoch where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have received conflicting advice from local Bryncoch conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I bought a basement flat in Bryncoch, conveyancing having been completed in 1998. 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? Similar properties in Bryncoch with an extended lease are worth £255,000. The ground rent is £45 levied per year. The lease ends on 21st October 2097

With just 73 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.