As someone with no idea as to conveyancing in Aberdare what is your top tip you can give me concerning the ownership transfer in Aberdare

You may not hear this from too many lawyers but conveyancing in Aberdare and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the ownership transfer. E.g., the vendor, selling agent and on occasion your lender. Appointing a solicitor for your conveyancing in Aberdare an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose interest is to look after your legal interests and to protect you.

On occasion a third party with a vested interest will try and convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be assisting by suggesting your conveyancer is wrong. Or your financial adviser may try to convince you to do something that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Me and my brother purchased a 4 bedroom Edwardian property in Aberdare. Conveyancing lawyer represented me and . I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Aberdare and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing practitioner who carried out the work.

Just had an offer accepted on a new build apartment in Aberdare. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Aberdare

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Given that I am about to spend £400,000 on a garden flat in Aberdare I would like to have a conversation with the solicitor concerning thehouse move ahead of instructing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Aberdare.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Aberdare should be the figure that you end up paying.

I'm purchasing a property in Aberdare. I have found my conveyancer's company on the Law Society's list, but I can't see my lawyer's name on the list. Is this a big problem?

Not all staff in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.