Last we completed a house move in Abergavenny. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Abergavenny?

The query is vague as what problems have arisen and if they are unique to conveyancing in Abergavenny. Conveyancing searches and investigations initiated as part of the buying process are designed to help avoid problems. As part of the process, a seller answers a questionnaire called a Seller’s Property Information Form. If the information turns out to be inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Abergavenny.

I am a sole trader planning to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering no-move-no charges for commercial conveyancing in Abergavenny for less than £1,200?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Abergavenny, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. As for the costs this will depend on the structure and nuances of the deal. Please provide us with your details or call so as to enable us to provide you with a detailed commercial conveyancing quote.

We're novice buyers - agreed a price, yet the agent told us that the owners will only go ahead if we instruct the agent's preferred solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Abergavenny

It is improbable the vendors are driving this. If they want ‘a quick sale', turning down a genuine purchaser is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make the point that (a)you are serious buyers (b)you are ready to progress, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to use your own,trusted Abergavenny conveyancing firm - not the ones that will earn the estate agent a introducer fee or meet his conveyancing figures set by corporate headquarters.

I acquired a studio flat in Abergavenny, conveyancing formalities finalised 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Abergavenny with over 90 years remaining are worth £165,000. The ground rent is £45 per annum. The lease ceases on 21st October 50

With 50 years left to run the likely cost is going to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

I'm selling a bungalow in Abergavenny. I have found my conveyancer's company on the Law Society's list, but I can't locate my conveyancer'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 conducted by unlicensed staff.