We're in Tal y bont, First time buyers buying with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are buying a property in Tal y bont. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

What is your number one tip for finding a conveyancing solicitor in Tal y bont

Do not opt for the cheapest Tal y bont conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Virgin Money have agreed my mortgage in principle, my offer on a property in Tal y bont has been accepted, what happens next?

The property agent will need to be advised as to your solicitor's details (make sure the solicitors are on the lender’s panel). Telephone Virgin Money or your financial adviser and finalise any appropriate paperwork. Virgin Money will appoint a valuer who will get in contact with the selling agent or vendor to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Virgin Money will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Tal y bont.

Will our solicitor be asking questions concerning flooding during the conveyancing in Tal y bont.

The risk of flooding is if increasing concern for solicitors dealing with homes in Tal y bont. There are those who acquire a property in Tal y bont, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a various searches that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Tal y bont. The conventional set of property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to discover whether the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the seller, then a buyer may commence a compensation claim as a result of such an misleading reply. The purchaser’s lawyers will also conduct an enviro search. This will higlight whether there is any known flood risk. If so, more detailed investigations will need to be initiated.

I am purchasing a new build house in Tal y bont with a loan from The Royal Bank of Scotland. The sellers refused to reduce the price so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my conveyancer about this extras as it may impact my mortgage with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Planning to complete next month on a garden flat in Tal y bont. Conveyancing lawyers have said that they report fully within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Tal y bont should include some of the following:

The total ownership of the demise. This could be the property itself but could also include a roof area or basement if applicable. Advice concerning the obligations in the lease to to contribute towards maintenance costs - with regard to both the building, and the wider rights a leaseholder enjoys You should be sent a copy of the lease Changes to the premises Who has the liability for maintaining the window frames

I inherited a studio flat in Tal y bont, conveyancing formalities finalised 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Tal y bont with an extended lease are worth £186,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2076

With just 52 years left to run the likely cost is going to span between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.