Having sold my house in Bargoed last May yet the purchaser is Skype messaging every few hours complaining that his solicitor is waiting to hear from mysolicitor. What are the post completion sale legalities now that I have sold?

Following your sale your lawyer should deliver the transfer documentation and all supplemental paperwork to the buyer’s solicitors. If applicable, your conveyancer should also confirm that the legal charge in favour of the lender has been discharged to the buyers solicitors. There is unlikely to be post completion formalities just for conveyancing in Bargoed.

Is there a search tool that I can use to find out if the solicitor handling my conveyancing in Bargoed is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus paying £175.00 in another set of conveyancing invoice.

You should make the most of the find a conveyancing panel solicitor tool on this site. Please choose the lender and type ‘Bargoed’ or your preferred area and you will discover numerous conveyancers based in Bargoed or by proximity to you.

Are there restrictive covenants that are commonly identified during conveyancing in Bargoed?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bargoed. 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…’

I am using a search engine for the words on line conveyancing in Bargoed it brings up numerous conveyancerslocally. How do I determine which is the right conveyancer for the sale of my house?

The best method of finding a suitable conveyancer is via trusted referral, so ask friends and family who have purchased a property in Bargoed or the respected estate agent or mortgage broker. Fees for conveyancing in Bargoed vary, so it's sensible to obtain at least four fee calculations from varying types of solicitors. Make sure that you know what costs in the quote includes.

I am a negotiator for a long established estate agent office in Bargoed where we see a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Bargoed conveyancing firms. Can you clarify whether the vendor of a flat can start the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I purchased a garden flat in Bargoed, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Bargoed with a long lease are worth £227,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2096

With just 71 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.