My partner and I have just acquired a property in Bryncoch. We have noticed several problems with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out as part of conveyancing in Bryncoch?

The question is not clear as what problems have arisen and if they are relate to conveyancing in Bryncoch. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire known as a SPIF. answers turns out to be misleading, you could possibly take legal action 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 Bryncoch.

Should commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Bryncoch?

Its becoming the norm that commercial conveyancing solicitors in Bryncoch will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Bryncoch. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bryncoch.

For every commercial conveyancing transaction in Bryncoch it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Bryncoch commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Bryncoch.

My partner has urged me to appoint his lawyers for conveyancing in Bryncoch. Do I take his guidance?

No doubt the ideal way to select a conveyancing practitioner is to get feedback from friends or family who have actually experience in using the solicitor you're are thinking of instructing.

I have just started marketing my 2 bed apartment in Bryncoch. Conveyancing solicitors are to be appointed soon, but I have recently had a half-yearly maintenance charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should discharge the invoice as normal given that all ground rent and service charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a 1st floor flat in Bryncoch, conveyancing having been completed 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Bryncoch with a long lease are worth £197,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2080

With just 55 years left to run the likely cost is going to span between £31,400 and £36,200 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

My mother and father are unable to locate their Bryncoch land registry title on the online search facility. They recall that fifty years ago when they acquired the bungalow there were complications concerning the address not being identified on some systems.

Nearly all premises in Bryncoch should show up. Have you limited your search with just the postcode. Normally it should disclose all the premises within the postcode. Assuming the property is registered it will be there with a title number. Where they bought fifty years ago it's conceivable it may be unregistered. The address could still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title papers which might be with your parent’s lender.