I am in a contract race with another buyer for a property in Aberdare. What can I do to speed up matters?

In a situation where you are under a tight deadline for your conveyancing we would recommend that your lawyer is familiar with the location as they will have local contacts and insight. It is even conceivable that they may have conducted otherproperties in the same road. Therefore consider using a Aberdare conveyancing lawyer. Second, make sure that the conveyancing firm is on the member panel. It is estimated that 18% of Aberdare conveyancing transactions are suspended or jeopardised after discovering a purchaser’s conveyancer was not on their mortgage lender’s member panel. This can often result in the legal process being frustrated by as much as three weeks. It is said that this issue affects in the region of one hundred thousand home moves annually. Most Aberdare conveyancing firms can not act for certain mortgage companies so do check at the outset.

Are the Aberdare conveyancing solicitors identified as being on the Kent Reliance conveyancing panel, together with their details provided by Kent Reliance?

Aberdare conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Aberdare is where the house is located. Is there any advice you can impart?

Flying freeholds in Aberdare are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Aberdare you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aberdare may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Should I be concerned about brokers that I am dealing with are recommending an internet conveyancing firm rather than a local Aberdare conveyancing practice?

As is the case with lots of service providers, often input from relatives can be worth their weight in gold. Yet there are lots of people with a keen interest in a conveyancing deal; estate agents, financial adviser and lenders may suggest conveyancers to retain. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the recommendation. You are at liberty to appoint your own conveyancer. You need to be aware that many banks specify a panel list of solicitors you must use for the mortgage related work in your house move.

I only have 62 years remaining on my lease in Aberdare. I need to extend my lease but my landlord is absent. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the lessor. On the whole an enquiry agent may be useful to conduct investigations and prepare an expert document which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Aberdare.

I invested in buying a ground floor flat in Aberdare, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding flats in Aberdare with a long lease are worth £181,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2076

With just 51 years remaining on your lease the likely cost is going to span between £30,400 and £35,200 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.