Are the Blaenau Gwent conveyancing solicitors identified as being on the RBS conveyancing panel, together with their details provided by RBS?

Blaenau Gwent conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.

Me and my partner are buying a property in Blaenau Gwent. It might be a silly question but how we can trust a solicitor? At some point we have to put our life savings into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

What is the difference between a licensed conveyancer and conveyancing solicitor in Blaenau Gwent

Two types of professional can carry out conveyancing in Blaenau Gwent namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or purchase of property. Both are obliged to execute Blaenau Gwent conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that all requirements and steps should be suitably followed.

My father advised me that in buying a property in Blaenau Gwent there may be various restrictions affecting the ability to carry out external changes to the property. Is this right?

There are anumerous of properties in Blaenau Gwent which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Blaenau Gwent should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in Blaenau Gwent I like with amenity areas and railway links in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Blaenau Gwent suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a home loan the remaining unexpired lease term may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

Can you provide any advice for leasehold conveyancing in Blaenau Gwent from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Blaenau Gwent can be avoided where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the purchasers’ representatives.
If there is a history of conflict with your freeholder or managing agents it is very important that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unsettled. If you are supposed to have a share in the freehold, you should ensure that you have the original share certificate. Organising a new share certificate is often a time consuming formality and frustrates many a Blaenau Gwent home move. Where a new share certificate is required, do contact the company officers or managing agents (where relevant) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Blaenau Gwent state that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. Where you dont have the paperwork to hand you should not communicate with the landlord without contacting your solicitor in advance.

I acquired a split level flat in Blaenau Gwent, conveyancing formalities finalised 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Blaenau Gwent with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2089

With just 64 years unexpired the likely cost is going to range between £14,300 and £16,400 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

My wife and I intend to purchase our first home in Blaenau Gwent. Conveyancing lawyer has been appointed. The broker advised that a survey is not needed as the house was only constructed 22 years ago.

You would be best advised to commission a Home Buyer's Report. Given the premises was built more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of defects a Home Buyer's report may suffice. They will highlight any apparent problems and recommend further investigation where relevant. Where there are any signs of material issues get a full Building Survey from the beginning.