Recently been in touch with my conveyancing solicitor in Caerphilly who conducted the legals two years ago and wanted a conveyancing quote based on the same type of home move (a leasehold property and a freehold property) of almost identical values with a mortgage from Barnsley Building Society. It looks as though am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper internet property lawyer?

The charges appear a bit high. If you shop around you may be able to get the conveyancing a bit cheaper by as much as a hundred pounds. On the other hand, assuming were pleased with the legal work the firm provided you maylive to regret opting for an an untested conveyancer. If is important to ensure that the conveyancer can also act for Barnsley Building Society. Do employ our search tool to choose a Caerphilly conveyancing firm on the Barnsley Building Society approved list of lawyers, which can often include conveyancing solicitors in Caerphilly.

I require conveyancing for a flat in a relatively new development (five years old) in Caerphilly. The vast majority the flats are already sold. Is it strictly necessary to order conveyancing searches for my conveyancing in Caerphilly?

You would be putting yourself at risk in refusing to carrying out Caerphilly conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that you have them. If timings and driving down costs are primary concerns you should consider with your conveyancer about the options such as indemnity insurance available to you

Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who dealt with the conveyancing in Caerphilly 5 years ago are no longer around. What do I do?

Assuming the title is registered the information relating to your proprietorship will be documented by HMLR under a Title Number. It is possible to execute a search at the Land Registry, locate your property and get current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be ordered for a small fee.

Am I best advised to choose a Caerphilly conveyancing lawyer who is local to the property I am buying? We have a good friend who can carry out the legal formalities but they are based 400miles away.

The primary upside of using a high street Caerphilly conveyancing practice is that you can attend the office to sign documents, deliver your ID and apply pressure on them if necessary. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were impressed that should surpass using an unfamiliar Caerphilly conveyancing lawyer solely due to them being based in the area.

I am on look out for some leasehold conveyancing in Caerphilly. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

Assuming the lease is registered - and 99.9% are in Caerphilly - then the leasehold title will always include the basic details 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.

I purchased a 2 bed flat in Caerphilly, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Caerphilly with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2081

With only 58 years unexpired we estimate the price of your lease extension to range between £23,800 and £27,400 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.