My friend's dad is a property lawyer. I anticipate that I can be offered friends and family rates for conveyancing, but if not, what kind of costs should I be expecting for conveyancing in Bryn Y Baal?

It’s prudent to request 3 or more like-for-like conveyancing estimates. Make use of our search tool on this page. Whilst quotes do contrast greatly but service levels do differ between conveyancers as is the case with most professions.

I am in the process of remortgaging my house in Bryn Y Baal, does my lawyer have to be on the RBS Conveyancing panel?

In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

How does conveyancing in Bryn Y Baal differ for newly converted properties?

Most buyers of new build premises in Bryn Y Baal contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Bryn Y Baal tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bryn Y Baal or who has acted in the same development.

Due to the advice of my in-laws I had a survey completed on a property in Bryn Y Baal ahead of appointing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some banks tend refuse to give a loan on a flying freehold property.

It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bryn Y Baal. Conveyancing may be slightly more expensive based on your lender's requirements.

I am in need of some leasehold conveyancing in Bryn Y Baal. Before I get started I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Bryn Y Baal - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Bryn Y Baal - Examples of Queries Prior to buying

Is the freehold reversion owned collectively by the tenants? Best to be warned whether window replacement or some other significant cost is due in the foreseeable future to be shared between the tenants and will dramatically impact the level of the maintenance costs or require a one time invoice. Does the lease have in excess of 82 years left?