We chose a Abercynon based solicitor for my conveyancing in Abercynon recently. After carefully reading the small print I seeI am liable for costs even if our purchase aborts. Should I ditch them and choose a web based conveyancing brokerage advertising no move no charge conveyancing in Abercynon?

It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to neutralise the cases that abort. Please beware that such schemes rarely protect you from expenses such as Abercynon conveyancing search costs.

We see that you have a search directory identifying firms on the Bank of Ireland conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Abercynon?

We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Abercynon.

Me and my brother purchased a terraced Georgian house in Abercynon. Conveyancing solicitor acted for me and Clydesdale. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching address. Is it worth asking Clydesdale to clarify?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Abercynon and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who conducted the work.

In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Abercynon and how can your lawyers assist?

The particular law that you refer to gives protection to business lessees, granting the legal entitlement to apply to court for a new lease and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Abercynon is one of our numerous areas of the UK in which the firms we work with have offices

I own a leasehold flat in Abercynon. Conveyancing was finished in 2011. I have read on numerous advice forums that I should not let the lease length fall too low. Is this correct?

Abercynon domestic long term leases are for a fixed term - often 99 years when they are first granted. However a significant flats in Abercynon were built or converted in the 60’s and so such leases now have under 80 years remaining. That may sound like plenty of time but Banks, Building Societies and other mortgage companies generally require leases to have a minimum of 75 years left to be mortgageable. Accordingly when you come to sell the property you will need a lease extension if you are nearing eighty years. To increase your property value you should be considering whether or not to extend your lease well in advance of selling the property. Furthermore significant benefits to taking action before the lease reaches even 80 years as when the lease is below 80 years the amount you have to pay to extend starts to increase.