I am obtaining a mortgage with Lloyds. I would like to enlist the help of a Licensed Conveyancer in Cross Hands. Does the Lloyds Conveyancing panel allow for conveyancers regulated by the CLC?

The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Due to move into my new home in Cross Hands next Thursday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not specific to conveyancing in Cross Hands.

What does commercial conveyancing in Cross Hands cover?

Cross Hands conveyancing for business premises covers a broad range of guidance, supplied by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, 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.

As co-executor for the estate of my father I am disposing of a property in Neath but live in Cross Hands. My lawyer (who is 235 kilometers awayneeds me to execute a statutory declaration before completion. Can you recommend a conveyancing lawyer in Cross Hands who can attest and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Cross Hands

I have just appointed agents to market my ground floor apartment in Cross Hands. Conveyancing solicitors are to be appointed soon, but I have recently received a quarterly service charge demand – should I leave it to the buyer to sort out?

It best that you discharge the service charge as usual as all ground rent and maintenance charges should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I purchased a split level flat in Cross Hands, conveyancing was carried out 6 years ago. 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? Corresponding properties in Cross Hands with an extended lease are worth £211,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2092

With 68 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" 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 comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. 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 take any other action based on this information before getting professional advice.