It has taken forever and a day but a mortgage offer from Nationwide for the remortgage of my 3 bedroom flat is due any day now. Could you suggest a low cost conveyancing solicitor in Aberdare?

You are on the wrong site if you are seeking the lowest fares for conveyancing solicitors in Aberdare. Our goal is to offer value for money conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint organisations seducing you with £99 conveyancing in Aberdare. The optimum result, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in extras and still not receive the service expected.

All was ready to complete my purchase in Aberdare next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor 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 Part 2 conditions. These obligations are not specific to conveyancing in Aberdare.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Aberdare?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Aberdare. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does the Landlord & Tenant Act 1954 impact my commercial property in Aberdare and how can you help?

The 1954 Act gives protection to commercial tenants, granting the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Aberdare is one of our hundreds of areas of the UK in which our lawyers are located

I own a leasehold flat in Aberdare. Conveyancing and National Westminster Bank mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Aberdare who previously acted has now retired. What should I do?

The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Aberdare conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a split level flat in Aberdare, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Aberdare with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2105

With just 79 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.