I am in the market for a low cost conveyancer. Do I opt for an internet conveyancer or a family Clydach conveyancing lawyer?

In the main conveyancing lawyers in your area will have strong connections with your local authority, which can help with the Clydach conveyancing searches that your conveyancer will require on your transaction. It can only help if they have strong rapport with the Local Land Registry Office your area Clydach, other lawyers in the location and Clydach Estate Agents.

Do commercial conveyancing searches reveal impending roadworks that could affect a commercial premises in Clydach?

Its becoming the norm that commercial conveyancing solicitors in Clydach will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Clydach. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Clydach.

For every commercial conveyancing transaction in Clydach it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Clydach commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Clydach.

I have todayfound out that Arc property Solicitors have closed. They conducted my conveyancing in Clydach for a purchase of a freehold house 18 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The quickest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Clydach conveyancing specialists.

I am thinking of appointing a conveyancing solicitor in Clydach for my home move. Is it possible to check a solicitor's complaints history with the profession’s regulator?

You can read presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.

I am a negotiator for a long established estate agency in Clydach where we see a few leasehold sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Clydach conveyancing firms. Please can you clarify whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease 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. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 acquired a studio flat in Clydach, conveyancing having been completed September 2010. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Clydach with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2078

You have 54 years remaining on your lease the likely cost is going to span between £32,300 and £37,400 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do 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 clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.